Selling land in Pennsylvania or Maryland

I’m Collin Boyer. I sell land, farms and homes across Pennsylvania and Maryland as an agent with Real of Pennsylvania. I also build homes, build or place manufactured homes, and develop and subdivide land. So when you call me about your land, you’re talking to someone who looks at it the way a builder and a buyer would.

That gives you three real options, not one. I can list your land on the open market. I can buy it from you directly. Or we can look at developing it: splitting off lots, subdividing, or putting a home on it.

You see every option laid out plainly, and you pick the one that fits your goals. Call or text me at 717-991-5085.

Three ways to sell your land

1. List it on the open market. I market it to builders, neighbors, farmers and people looking for a place to build. This works well for buildable lots, road frontage, land with a good perc and good farm ground.

2. Sell it directly to me. No showings and no waiting on a buyer’s loan. You pick the closing date, and we close once title is clear. This is a good fit for landlocked land, land that failed a perc, inherited land, land with back taxes, or owners who live out of state.

3. Develop or build on it. Because I build homes and develop land, I can tell you whether your parcel could be split into lots or set up for a home, and what that would take. Sometimes keeping part of the land and selling the rest makes the most sense.

What your land is worth

There’s no honest per-acre answer without looking at your parcel. Two pieces of land in the same township can sell very differently. A buildable lot with a good perc on a paved road is a different property than wooded ground with no access.

So I don’t guess. I pull real sales near your land, look at what the township allows, and walk you through what drives the number.

What moves the price of land

  1. Perc and septic. In PA, your township’s Sewage Enforcement Officer does the testing, not DEP.

  2. Road frontage and the driveway. A new driveway onto a state road needs a PennDOT Highway Occupancy Permit.

  3. Zoning. What the township will actually let you build.

  4. Utilities. Public water and sewer, or well and septic.

  5. Clean & Green. If the land is enrolled, a change of use can trigger rollback taxes.

  6. Easements and deed restrictions. These stay with the land.

  7. Flood zone. Check the FEMA map.

  8. Access. Landlocked parcels are harder to finance.

  9. Tillable or wooded. Different buyers look for each.

Know this before you sell

  • PA transfer tax. 1% state, plus a local share that’s usually about 1% (PA Department of Revenue). Who pays what is negotiable.

  • Clean & Green rollback (PA). If the land changes use, the owner can owe up to 7 years of tax savings plus 6% simple interest (7 Pa. Code §137b.89).

  • Maryland transfer taxes. 0.5% state (Md. Tax-Prop. §13-203), plus county transfer and recordation taxes.

  • Maryland agricultural transfer tax. When land comes out of farm-use assessment, it’s 5% for 20+ acres, 4% under 20 acres, or 3% under 20 acres with improvements, plus a 25% surcharge (Md. Tax-Prop. §13-303).

  • Subdividing? DEP says a subdivision approval “does not guarantee that each lot in the subdivision will qualify for a sewage permit.” Test before you count lots.

  • Got a developer or data-center offer? Read my farm selling page first.

This isn’t tax or legal advice. I’ll point you to the right attorney or CPA when it matters.

How it works

  1. Tell me about the land. Address or parcel ID, acreage, and anything you know about perc, access or Clean & Green.

  2. I do the homework. Parcel map, zoning, recent sales nearby and septic history.

  3. I lay out your options. Listing, a direct sale to me, or developing it.

  4. You decide. No pressure either way.

If I’m the one buying, I’m buying for myself, not acting as your agent, and I’ll tell you that in writing before you sign anything.

Areas I serve

I work all of Pennsylvania and Maryland. Most of my work is in Central PA: Cumberland, Dauphin, York, Lancaster, Adams, Franklin, Perry and Lebanon counties. I also work across the state, from Western PA to the Lehigh Valley and the Poconos and Northeast PA. In Maryland, I cover Frederick, Carroll, Washington, Harford, Baltimore County and Cecil.

Land selling FAQ

How fast can I sell my land in Pennsylvania?

If you sell directly to me, it mostly comes down to title. Once it’s clear, we close on the date you pick. A listed parcel’s timeline depends on perc, access, price and the season, and I’ll give you a straight read on yours.

Do I need a perc test before I sell land in PA?

No, you can sell without one. But buyers who want to build will ask. In PA, the township’s Sewage Enforcement Officer does the testing. A passing test helps buyers commit.

What is Clean & Green rollback, and who pays it?

Clean & Green lowers taxes on farm and forest land. If the use changes, rollback can be up to 7 years of tax savings plus 6% simple interest (7 Pa. Code §137b.89). Who pays it is negotiable in the sale agreement, so make sure it’s spelled out.

What determines what my land is worth?

Road frontage and access, perc and septic, zoning, utilities, topography, subdivision potential and location. Real sales of similar land nearby tell you the rest.

Can I sell land that’s landlocked or has back taxes?

Yes. Back taxes are typically paid off at closing out of the proceeds. I buy landlocked land directly, and I’ll also tell you if there’s a way to fix the access first.

Can you help me subdivide or build on my land instead of selling it?

Yes. I build homes, build or place manufactured homes, and develop and subdivide land. I’ll tell you what your township and the perc results would allow before you decide.

Do you work in Maryland too?

Yes. I’m licensed in Maryland (5014481). Maryland has a 0.5% state transfer tax plus county taxes, and an agricultural transfer tax if the land leaves farm-use assessment.