Want to Talk Dirt?
Buying land in the city or farm country, you're more likely to find a few properties that are almost identical. When you come to the mountains, land being non-homogeneous takes on a whole new meaning. The lay of the land tops the list. Does it rise above the road, drop off from the road, lay like a bowl, or roll just perfect for you? Does the view offer sunset or sunrise, 360, 180 degrees, and what are you viewing? Can you see the stream from your deck or the living room? Can you just hear it in the distance? Is it a steep or gentle walk to the creek/river and does it go through the property or is a border line? How does the forest look—mature hardwoods or shrub brush? I've seen pretty tracts of under-brushed pine trees, but it doesn't get rid of the pine beetles that make a mess of them. I like to pay attention to the surroundings, the access and the drive to the property. There are many more differences I could mention, but you have to talk about how far from town you're comfortable with—25 minutes to the nearest store or 5? When I list property, I invest my money and time in doing so, and, in turn, I take all the above into account.
I limit myself a bit as far as what I will list mainly because I need to like it, but I have to feel comfortable with the values involved with the land and be aware of what may hurt those values when the time comes to sell. No matter how long you plan to keep the real estate you are investing in, I can't help to be thinking resale almost immediately. Tracts with views or water are more desirable than just wooded land. The majority of people coming to the mountains want one or the other, and those properties sell and gain value quicker.
When you are considering the cost of real estate, take what I mentioned into account when looking at the price. They are getting harder to find, but a creek running through the land is going to cost more than it being a property line. If that perfectly calming view offers good laying land along with it, take that into account. It's nice to have some walking around room with that view. You may want to have a pool deck or tennis court taking in that scenic setting or at least a place for a smoker and horse shoes.