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Turn Cheap Land into a Goldmine with These 5 EASY Improvements!

When it comes to flipping land fast and maximizing your profit on every deal, sometimes it's the small improvements that make a big difference. 

In this episode, Daniel and Ron Apke break down the top five simple land improvements that are helping investors sell faster and stand out in crowded markets, without taking on major construction or massive risk.

From clearing select areas and adding driveways to bringing in basic utilities and even placing small structures like hunting cabins, these enhancements don’t just make land more attractive, they make it more desirable and ultimately more valuable to buyers.

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The brothers also share a real-life example from one of their longtime students who’s seeing massive ROI by dropping Amish-style cabins on rural properties. Think $12,000 in, $30,000+ in added value out.

They dig into what you should watch out for with permits, taxes, and area-specific considerations, and stress how even new investors can take on these kinds of projects to boost profits.

Whether you're new to land flipping or scaling up, this episode is packed with practical strategies to increase your land's value and turn properties faster. Don’t miss it!

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View Transcript here

Dan A.: Hey everyone. We’re back with another episode. In today’s topic, we’re talking about five ways to improve the value and get more value from rear land here in 2025, and this was a lot of this was inspired by what we’ve seen in the market ways to not only sell your properties for more money, but to sell ’em quicker, add more value, and that’s what this topic’s about Ron, is just adding value to your property from just minor improvements that you can do.

Ron A.: Yeah, no, I’m excited for this. A lot of people are doing these, so I think. Making them more public, I guess what we’re seeing the most of what people are kind of making the most money on. So really excited to talk about these

Dan A.: and Kay was saying it makes her acquisitions much more comfortable because when you’re going in double closing, and that’s primarily what Kay does when she’s going in double closing and she’s talking to a seller and she’s just saying, Hey, I’m just gonna sell your property and list it on the market for 90 days, 180 days as is.

It can create a little bit of a, a rough area, I think when you’re negotiating and it kind of feels like the value’s not there, if that makes sense. But now, when you’re adding an improvement to your double close, which K is doing the conversation becomes much more easy. Here’s what I’m going to do to your land.

Here’s the work I’m putting in. We can partner on this. All I need is this. I can get you that $70,000. I’m gonna clear the trees out, I’m gonna clear some brush out. I’m gonna do this, this, and this. And then in their mind it’s like, oh, you’re doing all this work. This makes sense. And it causes, it gives you leverage for negotiation, essentially.

Ron A.: Yeah, that’s a good point. I didn’t think about that. I remember her talking about that though,

Dan A.: a hundred percent. So where do you wanna get started, Ron?

Ron A.: Let’s get started. These are all really, really good at high value ones. Let’s just get started with subdividing. Dan I, this is a little different one ’cause this is one where it’s a little different, but you are improving the value of the land because you’re making more multiple parcels out of it.

This is gonna be the only one that’s not like altering the land, the actual physical land, but subdividing essentially. And we’ve talked about subdividing so much in other episodes, is essentially cutting up the land from 50 acres. And as you get smaller parcels, when you cut it down into 10 acre parcels, it is increasing value because you are essentially increasing the price per acre because you’re lowering the amount of acres per per parcel.

Dan A.: Yeah, and I don’t want this to turn into a subdividing episode. But at the same time, you can literally get a survey on your 20 acres and get a couple lots out of it. Doesn’t need to be anything crazy and increase your price 30% I

Ron A.: think at whole, Dan, like when we’re talking about this episode, guys, it is.

What improvements give you a, the ability to buy land on the front end, maybe for more money. So I think that’s kind of the whole basis of these, any of these improvements or you’re gonna see an ROI if you’re done doing it correctly. Subdividing is very basic in terms of doing that, but it allows all of these, all these five, are gonna allow you to buy the parcel for more upfront if you can do it well.

Dan A.: And it will a lot of the, what we’re gonna talk about will increase the sellability of it.

Ron A.: For sure. Yeah, I

Dan A.: think that’s a big part too.

Ron A.: A hundred percent. So subdividing, and we’re not gonna talk, like Dan said, we’re not gonna talk along about subdividing. It is breaking up 50 acres into five 10 acre parcels.

There is an increased value of those total five AC 50 acres after you do that, because the price per acre goes up for. 10 acres essentially versus 50. But moving on, Dan, from there, I think the next one, I mean we can talk about any of these, but I think clearing, like select clearing, what is a lot of people do for a home site.

Or you, you can talk about home site prep, even with this where you have 10 acres and you’re clearing an area for the end buyer for a home site, this is. T talk about, Dan, talk about the value in that from, I think we talked about it from like a buyer’s perspective, like the end buyer. What are they?

Yeah, that’s

Dan A.: how you all have to look at improvements from what value you bringing in the buyer. A hundred percent. ’cause that’s how you’re increasing your money. They have to get value to increase their money without extra additional value, the money’s not gonna increase. And I always picture from the very start when we did this, Ron, I just couldn’t wrap my head around sending a, a buyer out to land who doesn’t know land.

And it’s like. Where do they go? Where’s this how do I get back there? You know? ’cause I used to do a lot of the sales on the disposition side and just like those calls would be very difficult. They’re just walking through, I pictured like a couple just walking through the land, like, oh, this is the land and it’s all wood and brush and they’re fricking chopping their way through it.

Kinda like our property you’re on.

Ron A.: They don’t even know if they’re on our land and they don’t even

Dan A.: know if they’re on our land. So I think the, when you’re talking about clearing, and we won’t get into, I mean this could be driveways too, but a path. To get to the best area where the building site’s gonna be.

I think that’s where you’ll get the best return. Right? There is a path from the road to the building area, and then the building area cleared out.

Ron A.: And for those of you who don’t like see the value in this, which I think most people will, but go schedule where wherever you are, go schedule a visit on 10 acres of wooded land, and then you’ll quickly see like the value of clearing land for an end buyer.

Yeah. Because the first time I realized that, honestly, Dan, is when we visit our Kentucky land that we bought. And it was painful to walk through. Like there’s thorns that are two inches ticks everywhere, ticks and it’s just, there’s no comfortable path to walk to. Maybe a cleared area. We had to bring the truck

Dan A.: out.

Ron A.: Oh my goodness. Yeah, we had to drive through with the truck. Like if you. The value in that and like, there’s gonna be so many more interested end buyers if it’s easy to access everything like that. So clearing basically to a buildable spot, what you deem a buildable spot. It doesn’t have to be perfect, doesn’t have to have what do they call it, Dan?

The the concrete doesn’t have to have anything like that.

Dan A.: The

Ron A.: slab, yeah, the slab or anything, but just having an area cleared and at minimum they can get to that area and then envision kind of their future with the land.

Dan A.: And it’s nice. Yeah, it’s nice they’re walking there. Maybe they, it’s wide enough they can drive a car on it, ideally.

Up to that buildable spot, but you think the value that provides, and then what you can do is have your realtor or someone just put a marker, wrap a thing around a tree, an orange like the sleeve, around a tree, and like that’s your enter here point. And you walk through it and you’re looking to your right, you’re looking to your left, you’re analyzing the land, and then you get to this nice, beautiful view or this nice, beautiful area.

Maybe it’s the spot with views. It’s flat. It’s nice. That’s a big, big selling point. I think that’s probably number one in terms of cost efficient in return to the returns you’re going to get.

Ron A.: Let’s, let’s talk about that. Dan and I, I’ll back up to subdividing real fast ’cause I want to add, put some costs on these as far as like what you should be seeing.

’cause some people are gonna get quotes for $12,000 for clearing land and they would think it’s good. But as far as subdividing, that’s gonna cost like three, $4,000. Clearing, like if you’re doing a one acre clearing and clearing a path to that, I don’t think you should be above $3,000, Dan.

Dan A.: Yeah. It depends the type of clearing they’re doing and how thick it is.

If it’s just brush and not big trees.

Ron A.: 1500.

Dan A.: Yeah, you’re, you’re looking pretty cheap. But if it’s a bunch of trees in the way that you need to move and you shouldn’t need, oh, for the car, you’re going to need to remove trees. But for the building spot, you can remove a lot of the brush, maybe remove a tree or two, but you still want trees in their yard, right?

Like, whether it’s a future building spot, potentially. So you don’t wanna, you don’t wanna get rid of the really nice trees. You wanna get rid of all the brush and the crap and the bad trees that are just there and overgrown and make it really nice so they can walk and drive up and get to their area.

It’s more like select cutting, almost as you’d say.

Ron A.: For sure. So that, that’s a big one, guys. So we had subdividing, we had clearing going from there. Dan, let’s, I think it transitions really well into like a real driveway. And you would probably combine a real driveway with clearing, like, I don’t think you would just put a driveway to nowhere.

Like I think combining, so number three, improvement. Number three is adding a driveway

Dan A.: to the clearing that we just did pretty much correct if, if we cleared that area out for a car, which I would. At minimum do a path so they can get back there, which you would still get a return on. I think if you did like a five foot trail, you know that you’re just walking and they can easily get back there, you’ll see a return on that, no doubt.

Mm-hmm. But if you could do a car and then put a driveway on it, driveways are very, very expensive though. So maybe you just keep it dirt and you just clear it nice. So it’s, there’s not even grass there and it’s just dirt driveway. Or, and you let the seller or the future buyer put in the gravel if they want to, or you go all out and you put a gravel driveway.

Ron A.: Yeah, putting a gravel driveway. We’ve never done that. We’ve done very high. I don’t know know if you say high quality dirt driveways, but we’ve cleared dirt paths because if you do the wrong spot or something gravel, like Dan said, it’s very, very pricey. Like you could easily be 20, $25,000. It depends on the length for sure.

Slope, everything like that. But yeah, you, you definitely could end up being 15, $20,000. That is the one, the risk. I don’t know if you’re gonna see an ROI on that one. Not necessarily because there’s not value in it. It’s more so like, it’s so expensive. Like to see a return on that. You just gotta, that’s gonna be, you definitely wanna con combine that with other improvements because the other improvements might be minimal compared to the driveway.

So if you have a driveway and clearing all these other combined, I think then you could maybe see a return, but it’s expensive

Dan A.: or driveway and then your subdivide.

Ron A.: Mm-hmm. But you and buyer might not wanna a gravel drive, obviously, it’s a little bit of an improvement for sure, but yeah, I, I would probably keep it dirt for now.

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Ron A.: Going from there, Dan, again, another improvement that you can combine with pretty much all of these is utilities.

Dan A.: Yeah, yeah, utilities. It’s not, depends how far off the road you are, but you’re talking septic if you even getting a perk test.

Right? So let’s talk about the different, the different utilities. First, let’s combine PERC test with

Ron A.: utilities for sure.

Dan A.: Yeah. So you have the PERC test, you have electric. You have water if you need a well, or, or city water, whatever you’re in. Usually it’s gonna be well in rural America. Those are the main ones around.

Ron A.: Yeah, septic is huge, but a PERC combined with septic, so a PERC test guy is guys essentially checking the soil’s absorption for a septic system. And a lot of, if you’re selling five acres, people are gonna want PERC test. So you having this is going to drastically help. And then you actually putting a septic, like getting a plan.

I think utilities kind of can go with a whole building plan almost Dan. Yeah. Like we’ve saw, seen some really detailed ones like in Colorado with really big slope and like you hit the fine and then there might be excavation involved. We’re not really talking about that. But as far as getting it build ready, like everything up till that, just like.

When you talk about entitling something, entitling is getting it all the way up till like subdividing and breaking it down all the permits. Like you getting up to that point of building for this is gonna have a tremendous value.

Dan A.: Yeah, exactly. And I don’t think you need to put the cept in. Because you don’t know what kind of structure they’re getting there.

Gonna put there. If they’re gonna put a mansion in that has 10 bathrooms versus a three. Good point. Bathroom, one point I would get the perk test ready and approved. And that’s a, that’s an asset right there, that perk. Test an asset and then you don’t need to worry about where they’re gonna, where the PERC test or where the septics going Exactly.

And what their plans are. But you have it there. You have it ready and you can sell it. Electric. You can hook up to the property though. That’s a really, really solid one. Like people really like it’s cheap

Ron A.: toe.

Dan A.: It’s, yeah, it’s not that expensive. A lot of these companies will do it for fixed. It just depends what area you’re in in the company, but they’ll give you a certain amount for free.

Sometimes that comes with the. The energy, or they’ll give you, they’ll charge you by a hundred feet, 10 feet, whatever it is. It can get very expensive if you’re far from the road and you need to drag out thousands of feet. But in general, hooking up the electric is another really big one. Ron.

Ron A.: Yeah, I, I like that one.

What are your thoughts on digging a well or digging a well, I guess is the most common

Dan A.: out of these three? I’d say I’d probably do that last, but I think it is because it. And it does depend the area you’re into. It matters

Ron A.: the land too. Like if you have a land that like there’s no other use for this land other than like you’re on the crest.

Like I think like with sloped land where it’s a little. It’s harder to imagine maybe for an end buyer, like all these, like there’s no other option for where you’re gonna build a house or something like this. Like, I think that’s amazing. That’s where we’re looking on the Colorado deal one time. It’s like there’s no other option for where they’re gonna build.

Like we’re gonna have to do excavation, all this stuff. It’s huge improvements. But if it’s land where there’s 15 building spots, then you want to be a little more careful with overdoing exact and determining where it’s gonna be for them.

Dan A.: Yeah, I agree and, and I think these are all really good add-ons in general.

Are we missing any run? I think out of those three, the well would probably be the last that I did, but it depends the area too. Like out in the desert in Arizona, a lot of people will offer contingent on contingent on wells and things like that. Being able to get water,

Ron A.: I think a well is like five, six grand is probably pretty enormous.

It depends how deep you

Dan A.: have to go. Yeah. If you have to go a hundred feet for a well versus 20, 15, 20 feet to get water to hit water, it’s a lot more expensive ’cause they’re dropping down.

Ron A.: Yeah, it’s definitely, I, I think there’s value. It’s just definitely, again, we’re trying to give you guys ideas on how to improve, how to make it more desirable.

All of these, the desirability of the land when doing these correctly makes the land so much more desirable. You’re gonna flip it so fast because you’re competing with other properties. Even if yours is listed $15,000 more, you’re competing with a hundred percent wooded property, and you have a nice path going up to a cleared building spot, like there’s no competition.

A lot of buyers are gonna lean towards you, especially the less land savvy buyers. Last one, we have Dan and something Landon. One of our students, a long time students has been doing is putting small structures on the property. I’ll see if I can find one on my phone here, but Landon’s been putting, I think, hunting cabins on there.

Dan, I don’t know if it’s got utility and stuff, but he’s been doing a lot of small structures on bigger properties, which I think they cost like 5,000. A lot of these like Amish type cabins. Have you seen those?

Dan A.: Yes, I have.

Ron A.: Yeah, so I mean this is I bet ROI wise, and I’d love to talk to Landon about it. I bet R oi, I wise, it’s probably the best and he’s got a good connection for it for sure.

But like there’s such a high ROI on it.

Dan A.: And there’s a lot of things you gotta look into when you’re doing that. You need permits. A lot of times you will, it depends the type of like cabin and how extensive it is, but you gotta watch out for permits. They’re gonna appraise the land at a higher value.

You gotta watch out for taxes. You gotta, you’re, you’re gonna have to be permitted a lot of times doing that unless you wanted to do some sort of legal structure, which is different. But if you want to market it as bedroom, bathrooms, hunting cabin, whatever it is, you might need permits. So always check that.

But yeah, you’re talking about putting a. I mean, you can get some cheap Amish cabinets. I’ve been looking a lot, Ron. I mean, you’re looking, you can get something decent, 30 to 50 grand and you’re gonna get a lot more than that. If it’s nice on the,

Ron A.: I’ll pull it up for YouTube guys, where is that? Let’s see where that is.

That’s Landon’s right there. I know it’s kinda hard to see. Okay. So for something

Dan A.: like that, you won’t, 12 seven.

Ron A.: 12 seven for the cost is what he said.

Dan A.: Yeah. For something like, that’s what I was gonna say. That’s like a barn.

Ron A.: Yeah.

Dan A.: So something like that without utilities inside of it. No bathroom, no kitchen, anything like that.

Ron A.: Mm-hmm. He’s

Dan A.: doing it for $12,700. He’s not permitting it, I assume. And he had a hunting stand

Ron A.: added as well. And on top of that,

Dan A.: he’s what

Ron A.: had a hunting stand done on top of that as well. So he’s

Dan A.: getting it ready for then buyer. These are really good improvements. So he’s getting a little cabin with a hunting stand and things like that, and you combine that with a couple cleared areas to that hunting cabin.

You’re gonna, I mean, $12,700 all in. That’s your, he said

Ron A.: he thought it added like 30 grand, 35,000

Dan A.: and sellability, like people are gonna like that. Yeah. I pay 30,000 all day to get a, a hunting problem. Yeah. You get

Ron A.: 15 acres, I think it was 10 acres or something. You get 10 acres. Clear area hunting cow. You get 10 acres for $80,000 or 10 acres with that for $110,000.

That it’s a really no-brainer for most people. And the ROI for the end buyer is also really good. Like those are solidly built, like they’re not built and gonna deteriorate in five years. Like those are gonna be very, very solid long-term structures.

Dan A.: Yeah, and that’s a very easy project ’cause you’re keeping it minimal.

You’re not building a 2000 square foot house or anything. You don’t need the slab, you don’t need the permits, you don’t need all this different stuff. You’re literally plopping a hunting cabin and keeping it very simple.

Ron A.: I. So we have guys, let’s go through these real fast. We have subdividing clearing, select clearing.

We have driveways, we have utilities, and we have small structures. Those are the top five. There’s a lot that go into those. Like Dan said, perk test for utilities, other stuff. And a lot of this is very, very land determined. But Dan, what I wanted to ask you is like, who do you think should be doing these types of improvements or does it matter which one or like I, I don’t like putting people in a box where their first land deal, they couldn’t put a structure on

Dan A.: or a perk test.

Ron A.: Yeah.

Dan A.: Or a little cleared area. I think it’s for everyone. I think these are simple enough projects to where they’re not too complicated. I’m not telling you to go and title something for 18 months or anything like that. This is, these are all fairly simple. I think this is really for anyone who’s trying to sell their properties faster and for more money.

It’s just much more desirable on the sell side. I.

Ron A.: Make sure your margins still work out. Guys, that’s, that’s one of the things that I think could be a barrier for newer people to, and even me, like when I’m in valuing, like it’s hard to predict. I can look at land prices all day long and have a pretty good idea of what it’s gonna sell for, but then you see a land piece of land with a barn and like determining the end value is where I think there can be some gaps.

As far as like it, it’s hard to understand because you’re not gonna see a like kind comp, you just know your comp, your property is better than the other properties.

Dan A.: Yeah, I agree. I don’t have much more to add to that. I think this was solid.

Ron A.: Nice. Well, if you guys watch out on YouTube, hit the subscribe button below.

If you’re listening on Spotify or Apple, share this with a friend. Thank you so much. We’ll see you guys next time.

Dan A.: Thanks for joining, guys.

Watch the Full Episode Here

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