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URL:  http://boards.fool.com/cube2u2-quotlarge-acreage-caries-a-lesser-value-21815016.aspx

Subject:  Re: S.O.S. MOTLEY FOOL STAFF Date:  12/27/2004  8:41 PM
Author:  JAFO31 Number:  74976 of 120792

CUBE2U2: "Large acreage caries a lesser value per acre as opposed to selling by the acre. The resale value of $10,000 is just a "guesstimate". There has been a real building boom in the last year in this area and as a result the land has gone up in value. (Just for the sake of math, I just came up with $10,000. Sorry for any confusion.) The land has gone up in value & to what extent time will tell. This is a good thing, but from a tax point of view is there a way to reduce the tax on profit."

Ira has already given you a good response.

And while there is size discount, I tend to doubt that it is as large or as readily available to you as you think.

There are costs to subdividing land and providing infrastructure - roads, water, sewer, and other utilities, that the developer pays and must recover in its lot sale price; you appear to be ignoring these costs altogher.

If you were to start selling 1-acre or smaller lots, you will run smack dab into ILSA (The Interstate Land Sales Full Disclosure Act (Title 15, United States Code, Sections 1701-1720)), which is no place to play without either some experience or some very good advisors.

See e.g., http://www.hud.gov/offices/hsg/sfh/ils/ilsdevqa.cfm ;
http://www.hud.gov/offices/hsg/sfh/ils/ilsstat.cfm ;
http://www.hud.gov/offices/hsg/sfh/ils/ilshome.cfm ;
http://consumerlawpage.com/brochure/62.shtml ;
http://www.usps.com/websites/depart/inspect/real-est.htm ;
http://static.highbeam.com/f/floridabarjournal/february011999/theinterstatelandsalesfulldisclosureactstwoyearcom/ ;
California - http://www.dre.ca.gov/forms/re614d.pdf .

Regards, JAFO

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