The BEST U.S. States to Buy Land in For Land Investing

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Land investing offers an incredible opportunity to build wealth, but choosing the right location is crucial for maximizing returns.

Whether you're a seasoned investor or just starting out, understanding the nuances of different states can significantly impact your success.

This guide dives deep into the best states for land investing in the U.S., considering factors like market trends, economic growth, land availability, and state-specific regulations that can affect your investment strategy.

Considerations Before Choosing:

Before you settle on a county or region to target for land flipping, it's crucial to consider a number of factors.

Market Demand: Understanding the demand for land in various regions is crucial. States with growing populations and robust economies often present better opportunities for land investment.

Land Availability and Affordability: The availability of land at affordable prices is a significant factor. Some states offer vast tracts of undeveloped land at lower prices, which can be ideal for long-term investments or development projects.

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Regulations and Zoning Laws: State and local regulations, including zoning laws, can impact your ability to develop or sell the land. It's important to be aware of these laws before making a purchase.

Natural Resources and Terrain: The natural features of the land, such as water sources, minerals, and terrain, can affect both the value of the land and its potential uses. It is critical that land investors do thorough due diligence to ensure they are buying good quality land.

Economic Indicators: States with strong economic growth, low unemployment rates, and a stable housing market are often better for land investments.

Best States for Land Investing

#1. The Sunbelt

The Sun Belt, particularly the southeastern region, has emerged as a prime area for land investors. States like South Carolina, Georgia, Tennessee, and North Carolina are currently among the most sought-after markets.

This area benefits from a warm climate, growing populations, and an expanding economy, which drives demand for land. Investors are flocking to these states not just for residential development but also for agricultural and recreational land opportunities.

Texas and Oklahoma also offer attractive opportunities, with Texas being especially popular due to its vast size and diverse terrain. The East Coast, particularly Pennsylvania, presents a different kind of opportunity, with its mix of rural and suburban land.

The Gem State: Idaho

Idaho is another state to consider for land investing, though it comes with a higher price tag. The state's popularity has surged as many Californians have migrated there, driving up land prices.

Idaho's diverse topography, ranging from flatlands to mountainous regions, offers unique opportunities for investors. However, the challenge lies in navigating the high prices and understanding the local market dynamics.

The Midwest and Beyond

While the Sun Belt and Idaho are hot markets, there are states where competition is minimal, and opportunities are ripe for the taking.

States like Illinois, Nebraska, and the Dakotas are often overlooked by land investors, possibly due to their agricultural focus or perceived lack of demand. However, these states can offer great returns, especially for those willing to explore less popular markets.

For example, while agricultural land might be harder to acquire due to emotional ties and generational ownership, it can be highly profitable when you do secure it.



So, there you have it. Investing in land is all about knowing where to buy and what to look for. The states mentioned above are your best bet for turning dirt into gold. But remember, the real key to success is doing your homework.

Understand the market, know the regulations, and always keep an eye on those economic indicators. Land investing isn’t just about owning property—it’s about making strategic moves that set you up for long-term success.

Check out our video below to get an in-depth breakdown of the best U.S. States to buy land in!

[embed]https://www.youtube.com/watch?v=HiCCZcFM-4Q[/embed]


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Dan: For the first 500, 000 of profit or so you shouldn’t even consider going outside of land. Once you have something working, I think investing outside of it at first is going to be one a distraction and two, you put all this time into building your skills.

Ron: I mean, we, we’ve done a poor job, uh, like a less than ideal job on some of our rental properties because it’s like this balancing time and property managers are not like,

Dan: Got to manage them for sure.

And that’s why it’s. Is a distraction. Every single decision I make isn’t about how much money I can make. It’s like, for example, we’re building a pond and cabin and all that stuff on the land right now for media. You think we’re going to get a return on that? No, but it comes down to a lot more than just money is what I’m saying.

And you have to understand like, what do you want to be remembered as what’s your mission? There’s a lot more to it than that. Hey everyone. Welcome back to the real estate investing podcast. Today’s topic. We’re discussing what to do with your land, investing profits. I’m your host, Dan Apke joined again by my brother and business partner, Ron Apke.

And we get this question a lot, like the investing inside, uh, your land business first outside. And in this episode, we’re going to talk about what kind of a prop, what kind of profits to expect, what to do when you get to certain levels, uh, when to start investing outside of land and when you should make that turn.

But welcome back Ron .

Ron: Yeah. Happy to be here. I think it’s a good topic with. A lot of people last few months, like been a lot more quitting their job stories. So I know they’re kind of think they’re obviously making money and then thinking about where to kind of put it is, it’s an important thing. And there’s strategies for more long term wealth versus trying to build cash right now.

Um, so I think we can get all into that today. Absolutely. And I think

Dan: Absolutely. And I think we can start with, you know, what to expect profit wise. So you start your land investing business, you you’re bought in, you’re sending mail, you’re sending texts, whatever your marketing strategies are. And you start making a little bit of money.

We can talk about what to expect in that avenue. When do you start expecting returns? And a lot of our users are probably already making money. So we can discuss when to make that transition later on. But say you just started, you know, survey hacking, you’re making a ton of money survey hacking. You’ve figured out something that works.

You’re making hundreds of thousands of dollars, but let’s just talk about what to expect. Profit wise in this business for your first 90 days, six months, a year, two years, things like that. Yeah, I mean, it’s

Ron: Yeah, I mean, it’s obviously a big scale. Like it’s not from 0 to a million dollars. Exactly. We’ve had people who are doing 600, 000 profit their first four or five months versus people who obviously haven’t didn’t do anything.

They didn’t take any action. Uh, we don’t really need to talk about that part of it today. But as far as the people who are making money, I mean, It’s a huge range. And I think it’s a lot of it’s like when you’re reinvesting, it’s your personal situation. There’s so much that goes into it. Kind of like when we were talking to Michael, when he was in here, our brother, um, it’s just like so much different things go into it.

Yeah. But, um, I don’t know, first six months expected profit. Like if you do things we teach, I think you should make a hundred grand. Like I really do think you should make a hundred grand. Maybe there’s maybe a hundred grand net profit. or gross profit. And after expenses, 85, 80, I’ve heard that number quite a bit for six months.

And that really ramps up. Um, I don’t know what your thoughts are, but if you’re doing everything we teach, like that’s what it should be around.

Dan: Yeah. There’s such a wide range. I don’t want to get into the specifics. There’s people like, there’s no reason you can’t make more than millions, a million dollars a year in this business.

If you’re actually committed and scaling and doing all that and, and, uh, your commitment levels high with your execution. But, That’s not what this episode is about. This episode is about reinvesting your profits. And I think At first, for the first 500, 000 of profit or so, you shouldn’t even consider going outside of land.

It’s like once you have something working, you want to throw more gas on the fuel. You know, the land flipping business is working for you. You’re buying, you’re selling, you’re survey hacking, you’re getting all this profit back. And it’s working really, really well. And I don’t, I think investing outside of it at first, is going to be one, a distraction and to put your money where, you know, it’s working.

You just built all this experience. You put all this time into building your skills and that’s an asset and you need to fuel that asset.

Ron: So do you mean putting into more marketing, putting into actual investing in your deals, everything.

Dan: Everything, invest in your own land deals, fund other people’s deals, you know how to analyze now.

Uh, more marketing up your mail from 5, 000 to 20, 000 more text, more, uh, resources, higher people outsourcing more of the systems behind it. Everything that goes with that and buying your own properties when, when it makes sense.

Ron: It’s such a natural thing, I think, to get distracted when something is working and like not taking something to the next level because building a 500, 000 land business.

isn’t the most difficult thing. Um, voting that to a, a machine that’s doing two, 3 million a year, obviously is going to take more. And that’s like that next step. And I think naturally people like look for the next thing or look for a distraction when they start to be successful in something, whether they see a multifamily opportunity or they see this and they don’t.

really understand the amount of time it’s going to take for one, the distraction of energy it’s going to take from them. And every, every, every ounce of energy you have towards something else is taken away from land, which is something like you said, Dan is something that worked for them in this situation.

Um, so I a hundred percent agree as far as like, I think it’s more of the time and the energy being elsewhere opposed to the money being elsewhere. Yeah.

Dan: I mean, a lot of people I hear are making 75, let’s just say 125, 000 off of land. And then they’re like, Oh, how do I reduce my taxes? How do I do all that?

Uh, how, uh, where should I put my money and stocks, all this different stuff. But really that’s just a distraction until you hit 500, 000 or 400, 000 or something where, when your tax bill is over six figures, then you can start worrying about that. But if you’re only making 75 and you just started 125 and you just started.

Double down on land and get that 125 to 400 or 125 and double that to 250 the next year. And I think there’s a lot to just putting it in and trying to double your own business instead of worrying about taxes and, and where can I put this money and finding another real estate opportunity. It’s like, this is working.

Let’s double this first.

Ron: The people who like are doing the best like if you just think about the people doing the best I’m not gonna name any names in our community students everything like that Like it’s the people that are head down like okay blinders on exactly like they don’t see other stuff They don’t listen to other stuff.

There’s so many distractions. You can kind of Hey, there’s so many distractions out there. But like Dan said, like blinders on the, one of the people we talked to, he’s like, I don’t listen to any podcasts. I don’t listen to bigger pockets anymore. It distracts me like land investing podcasts is all I listened to.

And he was very, very big on that because the, uh, intrigue of possible distractions. He just eliminates that. Yeah. Like if you’re trying to get rid of alcohol, like don’t be around alcohol all the time. That’s true. Um, so it’s just a simple thing, but it, it costs people so much money distractions. Am I, I mean, just, it’s just a fact.

Dan: Yeah. Your business is going to slow down tremendously as soon as you hit that. And then you start looking. It’s like, I was talking to our new employee today about, uh, about what was it? RVs on, on land and putting RVs and electrical units and all that. Yes. That business model will work great. You can make a lot of money doing it for sure.

It’s a niche though, and it’s going to take away from something else. So if you want that business model to be your business model, go for it, but you just got to be careful. And it’s the same exact philosophy, uh, where Mosey always says it to, you know, take your business to where you want it to be before you start your next business, uh, and distractions.

And you look at the most successful people in the world. Mark Zuckerberg had no distractions. He had no distractions. Bezos had no distractions. They did eventually. And then he started working on side stuff, but you look at them making it, it’s like they were very head down focused on their mission. Same philosophy applies everywhere.

You’ll make more money in the end. I know it sounds good. To buy a bunch of real estate at first, and we still do it and we’re gonna get into that. Buy a lot of real estate assets in terms of structures and mobile homes and things like that. But it sounds really nice, but you’re gonna make more money doubling down on what you know first.

Ron: So one thing I think people are gonna ask naturally, Dan, uh, at least people have watched us quite a bit, um. We started a land investing company, obviously. Then we started education company and then we started a, a software company. And then we and I dropshipping in Kindle and all that too before. Exactly.

And then we, we have Multifamilies at the same time, and then we just bought a drone company. Like what is your, like what did we do? I don’t know. Like maybe if we only focus on land investing, like we would probably have the most cash. Like I would imagine, um, right now we’re building assets with droners.

We’re building assets with the land portal. It’s more about the mission. Okay. For those other things in the combination and the, yeah, the more about the mission and the

Dan: Yeah. for sure I would make more money if we just had a land investing business without a doubt. We’d have a lot, a lot more money. We’d have cheaper investors.

We’d be getting deals left and right. I think, I think a hundred percent that’s accurate.

Ron: Yeah. So

Dan: Do you agree?

Ron: Yeah. A hundred percent. I think the mission started with land investing online. Like it was working so well for us and like that mission that, and like the first people we had that were successful, like there’s a Jenna who’s from our high school, like how much success she’s had.

It’s cool seeing people that like, you know, um, and how much success, and then it kind of kept on growing word of mouth, all this stuff. Um, so is that the,

Dan: It’s what you’re trying to do. What do you want to be remembered as? Like, yeah, making money wise. I don’t, every single decision I make isn’t about how much money I can make.

You know, I would have gone a different route from what we did with all of this. This stuff’s a lot of the stuff’s a money pit. You know, in terms of maybe in the future, it’s not going to be, but a lot of these different things we do are, uh, it’s like, for example, we’re building a pond and cabin and all that stuff on the land right now for media.

You think we’re going to get a return on that? No, that’s what I mean. But it’s fun and it’s a part of our mission. We’re trying to entertain and teach and educate. So it comes down to a lot more than just money is what I’m saying. And you have to understand like, what do you want to be remembered as?

What’s your mission? There’s a lot more to it than that. Like, I just, I, I, yeah. I wanted to be in the education space and help other people reach that freedom.

Ron: So, from your perspective, like people who are in land, they’re trying to avoid distractions right now. Like most of those people we’re talking to, I guess, are people who are trying to get out of their job.

They’re unhappy and what they’re nine to five is, I guess. Um, cause some people do have a bigger mission for sure. Uh, I don’t know what question I’m trying to ask here, but like the people who are trying to avoid distractions, but they also want to do something else at the same time. That may be a big,

Dan: Wait until you want to get this and what, to where it is still get this.

Cause we were in a spot where I was comfortable with. Yeah. We’re making, we had millions of dollars of profit. And it’s like, all right, it’s not like we started land education after doing 400 grand a year. You know what I mean? There’s a big difference. And I know a lot of people in the land education space are making 200 grand a year and then started or a hundred grand a year.

And they, then they start their business. We’re the opposite. We built that solidified. We had it outsourced. And we’re at the point where like, we got way too much time. We’re both doing this full time. I sold my business. It’s like, what do we do now? You know? So it’s, it was too much time. And we always knew we wanted to do more than that in the end, but we got it to where we wanted and we were making millions.

Ron: And we outsourced so much initially. And that’s where. If you guys are at the spot where you’re doing yourself making 500, okay, how do you do it with less half as much work? Yeah. Less time outsource some of it and still make 500 profit or whatever it is. And then you can pursue your passions and your other stuff or start your marketing business, whatever it is.

And that’s what we did. Like, like Dan said, like capital wise, like cash wise, we’d have the most money if we put a hundred percent of our effort into buying.

Dan: When I just told you that you’re lucky that you’re like ponder like shit. Why don’t we just stay with that?

Ron: No, I mean, I I love what we do now. It’s fun.

It’s uh fulfilling like you said So like I don’t I don’t have any regrets as far as that building. I saw the money in your eye You definitely think about it I think like but we’re getting so many deals from members like we’re helping so many people So but uh, yeah, you definitely look at it. I think like how much It’s so easy to make a million bucks in land.

Yeah, it really is. Uh, selling data and all that stuff. I mean, with subdivisions, if you just focused on that a hundred percent. Yeah. But, um, yeah, I guess let’s get into Dan, like the actual reinvesting. So when is the right time for someone to reinvest? I know you just said like you’ve outsourced some, you have more time.

Um, well, I think like you said, reinvesting in members deals, like for these people, like trying to fund other people’s deals, if you want your deals first though, Yeah, exactly. But if you want passive money or something like that, like, you know, the asset better than pretty much anyone else reinvest in the asset.

Um, but we can go past that to like, okay, now they, they’re making a million dollars a year. They’ve outsourced some, um, where should they be going?

Dan: Yeah. But real quick, before we hop on that and, and what we’re going to talk about, but, um, I, uh, the, the four things you should be reinvesting in before you invest outside is, uh, like I said, I just want to reiterate this is your marketing, You’re marketing, so getting more leads, figuring out funnels, trying new funnels, spending a lot of money and time on, on marketing.

You should reinvest them in your deal. So you’re spending with your own cash, some money. Once you get comfortable for that, not on every single deal, you can raise money, uh, and all that as well, but you need to be buying some of your own deals and then your infrastructure and employees. Yeah.

Infrastructure, your systems, all that stuff. But most importantly, and also most expensive. And, uh, virtual assistants overseas, in person transaction coordinators, whatever you decide, those things you need to dial down before you look outside. So we hit those boxes. We’re scaling. We have a lot of time. You got to where you want.

Now, where do you want to invest is what we’re getting into around, right?

Ron: A hundred percent. And, uh, employees are the toughest thing to like reinvest in one, because it’s like a mental hurdle, I think hiring someone and two, it’s like, it’s a huge time commitment upfront. Like employees are the amount of time goes up so much like your time.

Um, at first, cause you’re training, you want to make sure they’re doing the right things and then it kind of dies down as they become more independent. They can do things theirself. Um, But yeah, reinvesting outside of land. I mean, there’s obviously like safer options. You have stock stock stuff. If we’re talking like safer options, that stuff, you have a high interest banks, which I know we’ve done a lot of where you can kind of keep your money.

But as far as real estate. You need to get your tax bill down, Dan. Once you’re making a million dollars a year, you’re going to have a 300, 000 tax bill. You need to find solutions for getting that tax bill down. Um, physical real estate is the best way to do it.

Dan: Yeah. Physical real estate is where we put it.

So like if you’re just looking at our portfolio, I do have a lot of stocks. I have a lot of crypto, but I have a lot of real estate. Real estate takes up majority. And I’m not just talking land. I’m talking rentals. And we just bought two mobile home parks, things like that. You got to look in real estate because real estate has bonus depreciation, bonus depreciation, wipes out your tax.

You do this full time. Now you have to qualify. So look up the qualifications. You have to do real estate, be a real estate full time professional and this many hours a year. But once you have all those, You got to get bonus depreciation. 100%. That’s your way to eliminate your tax bill. It is going to be work.

You do have to find a deal yourself. You don’t get as much tax incentives from syndications and things like that, which we’ve, we’ve done syndications and stuff as well. It’s your money’s not as liquid and it’s, uh, there’s pros and cons of it. You don’t need to do any work though, but to really get your tax bill down, you have to manage the actual deal and take it down, which is some work, but you will eliminate a lot of your taxes, real estate in general, whether it’s syndications, getting your own deals as a GP.

Uh, or as an LP, whatever it is, there’s so many tax incentives. Even if you’re just getting little four plexes, duplexes, you know, eight, 16 units, um, big, big write offs, big tax incentives, good long term investment in geneal.

Ron: Yeah. I mean, to give you guys like a breakdown of what you can, it’s like a million dollar mobile home park.

Um, you’re going to put 200, 000 down 20, 20%, give or take maybe 25. Um, but let’s say 200, 000, you’re going to put down, um, If you made a million dollars, you’re going to owe 300, 000 plus in taxes. Um, but you put 20 percent down, you put 200 grand down, you’re going to get with bonus depreciation, you’re going to get anywhere from 40 to 50%.

You can get 50 percent on some mobile home parks, right? As far as depreciation, you’re going to get a 500, 000 write off on the 200, 000 investment you put in because it’s 50 percent of your purchase. You don’t need to put in any money if you don’t want. Yeah, exactly. If you, if you get based on your equity, I don’t know as much about that as that stuff.

Um, so yeah, if you don’t put any money out and you have 50 percent of the property and you get, uh, people bringing money, that’s a whole business though. So I just want to be kind of careful with, cause that is like a business,

Dan: That’s what I mean mean. That’s what you got to manage. Managing a mobile home park.

That’s why these four plexes, eight plexes, single family duplexes. are really good too because they’re so easy to manage. Like you start getting into these mobile homes and big, big part, like it becomes a whole business. But what I do recommend, if you can find someone who knows what they’re doing to, you know, manage the whole deal for you, they’re, they’re, you know, real estate gurus and they know what they’re doing and they can attack the deal, take it down, manage it.

And you put up a hundred percent of the money and they, you give them equity essentially 20, 30%, whatever you work up with 20% You know, you have a million dollar place and offer someone 200 grand off the rip plus 20 percent profit and everything You’re gonna get a lot of people interested.

Ron: 100 like you can get it’s still not that hard to get investors for stuff with all This um, you just got to prove that you know,

Dan: But gps are hard. People actual managers difficult because you want someone that knows what they’re doing.

Ron: Yeah And that’s where there’s so much risk in it being done poorly.

Dan: And single families is obviously the easiest to manage and it then it kind of goes from there.

Ron: I saw a video the other day of someone who flipped a hotel. Um, it was really run down. He flipped it. He renovated it. It was probably like three years ago.

Yeah. Um, He’s going to buy it again because they just destroyed it after he sold it. He made like 5 million on the sale when he flipped it and now he’s going to get it again for basically what he bought it for initially because it’s all boarded up like it’s gone. Um, so if you’re not managing something kind of like, I mean, we, we’ve, Done a poor job, like a less than ideal job on some of our rental properties because it’s like time is just balancing time and property managers are not like just, they’re not bullet.

They’re not going to do everything. You got to manage them

Dan: You got to manage for sure. You got to audit their numbers and audit what they’re doing and look at the reports and look at what their satisfaction is of the tenants and it’s, it’s work. Like it’s always going to be work and that’s why it is a distraction.

But once you have a good six figure tax bill, it’s usually worth it. If you want to be less, uh, time consumed, I think then, then buying it yourself, you have to look for partners or syndications or general partners in general and get, you know, put money up and then be a limited partner in a deal. Um, lots of different ways to do that in real estate and you still get some good, good, uh, write offs and things like that because it is still real estate classified and they’ll give you a K one with all that stuff.

But other than that, I mean, it’s basic stuff like whether you like stocks, the crypto is the big thing. Now I have a lot of crypto. Um, I have a lot of stocks. Like I said, what else is there that, uh, the cash yield. That’s one thing. Actually, let’s touch on that. The cash, high interest cash savings account.

Ron: Yeah. I mean, uh, there’s so many out there, but you should be getting a normal savings account is going to be 0. 025 or something like that. Um, you can get 5 percent banks that are pretty liquid, like they are 5 percent interest, uh, banks right now.

Dan: 5 percent interest, uh, banks right now very , very liquid. You can wire in and out very quick.

Ron: You can wire out of there? I do it all the time. Yeah. So, yeah, I mean, that, that’s, uh, you can get it out of there in a couple of, wire, you mean wire, wire, or just like transfer out?

Dan: I think I wire it out of there. Yeah. I call them and they wire it for me. Really? They send me a little, it’s a little, they do send me a wire sheet.

And then I fill it out and send it back and they get it out right away. It’s very, very liquid.

Ron: Yeah, that’s, I mean, if you’re, if you have money sitting, like you should have, it’s in something like that, unless something can come up on like the, there’s no risk. Yeah, a hundred percent. It’s a bank. Uh, they have 250, 000.

Dan: If you have hundreds of thousands of dollars of sitting in cash, put it in there and you’ll get it. Thousand to $2,000 a a month.

Ron: Yeah. Yeah. I put it in there. I didn’t do it for the longest time. And you kept on bringing it up to me, then I did. I’m like, oh my goodness. It’s nice seeing those little checks adds up.

It just goes uping, dinging. Yeah. Yeah, exactly. So that’s an easy thing. I think I, I think at hold in you just like long-term equity, like you need to balance what you want. Like are you trying to get cash now or are you trying hold land too? Yeah, exactly. Holding land long term, like put money in what you know for sure.

Um, and then trying to get your taxes down is important in a business like this. ’cause it’s so. Highly profitable.

Dan: Yeah. And of course, uh, we’re very heavily invested in real estate. So we’re going to be very biased towards real estate. Uh, we do own other asset classes. I continue to own others, but that’s just whoever’s listening.

We’re not financial advisors. We’re just real estate investors and we have some other finances on the side, but it works for us and putting your money into what, you know, whether it’s you’re a land investor or you’re, you know, uh, flipping couches on the side, putting your money back into what you know is always going to treat you betten than not.

Ron: You know, people always say in these, these type of episodes, I think I saw a comment on a YouTube live maybe the other day, um, or something, but, uh, they always say, uh, it’s a good problem to have whenever we’re talking about reinvesting profits, cause we’re talking about profits, but in reality, like anyone can have a hundred percent.

Dan: That’s why I don’t like people to worry about their tax bill right away. Yeah, exactly. Like make more money. Tax is a good thing because you’re making money.

Ron: Yeah. It doesn’t matter if you’re at 0 or a hundred thousand dollars. It doesn’t really matter. Like you can get to that next level. Um, and that’s what we try to kind of teach and do.

And that’s why we have so much fun. free content out there. Um, I don’t have much more to add though, Dan. All right. Cool. I think we’re good to go

Dan: All right. Cool. I think we’re good to go guys. As always, thank you for joining. Please like, and subscribe our YouTube channel. If you’re listening on Spotify, leave us a comment, like the episode, like our channel and subscribe as always guys.

Thank you for joining. We’ll see you next episode. Thanks guys. As always. Thank you for joining. Please do us a huge favor and like, and subscribe our YouTube channel and share this with a friend. It really means the world to Ron and I, but more importantly, it could help change the life of someone else.

Thanks for joining and we’ll see you next episode.

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