Virginia situation guide · Updated November 2026

Wholesaling Vacant Land in Virginia

Wholesaling vacant land in Virginia means contracting for an empty lot or parcel and assigning the contract to a builder or investor. Land has no tenants and no roof, but it has its own traps, from zoning to septic. In Richmond, infill lots in older neighborhoods draw builders, and in nearby Henrico, Chesterfield and Hanover counties, larger parcels draw others. Read our wholesaling land guide and highest and best use guide.

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The short answer

Can you wholesale vacant land in Virginia?

Generally yes, if you control the contract honestly and check zoning, taxes and access first. Remember that licensing rules for repeat assignments apply to land too.

Land deals can feel simple, but value depends on what the parcel is allowed to become. A lot in Richmond may be zoned for a single house or something denser, and a rural parcel may need a septic permit. Walk the land, read the zoning and run comps. Our comps guide and ARV guide help.

Va. Code 54.1-2100 treats a person who deals in real estate contracts, including assignable contracts, for pay on two or more occasions in any 12-month period as a possible broker. That reading is not limited to houses. See our license guide and assignment guide before you scale.

Vacant Land in Virginia at a glance

Use-value land	Change of use can trigger roll-back taxes
Septic and wells	Seller form disclaims wastewater condition
Bay protection areas	Resource protection areas can limit building
Delinquent taxes	Parcels can go to judicial sale after set periods
Licensing	Repeat paid assignments can raise broker issues
Access	Confirm legal road access and any easements

The opportunity

Why vacant land works around Richmond

Builders need lots, and many Richmond neighborhoods have empty parcels left from old demolitions. Some owners inherited a lot and never wanted it. Others stopped paying taxes. In the counties around the city, larger tracts may be farm or timber land, which opens a different buyer pool. Many land owners have never been contacted by an investor, so a polite letter can be a first. Move carefully, because zoning and utilities can change value by a wide margin.

Quiet owners

Land owners rarely get offers. See our absentee owner guide.

Low holding cost

No repairs and no tenants make a contract easier to hold while you find a buyer.

Builder demand

Infill builders pay for lots that are ready to build. Check deed restrictions first.

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Lead sources

Where to find vacant land leads near Richmond

City and county records. Use GIS maps to find vacant parcels, then look up owners. See finding a property owner.
Delinquent tax lists. Owners behind on taxes may sell. Read about tax delinquent lists.
Inherited lots. Heirs often hold land they do not know what to do with. See heirs’ property.
Out-of-town owners. Mail goes far with absentee owners, so write a short plain letter.
Drive-by checks. Look for lots with overgrown grass and no signs. See driving for dollars.

Your exit

Who buys vacant land in Virginia

Small builders, infill developers and neighbors who want a bigger yard buy lots. Rural parcels draw hunters, farmers and buyers who want to build a home. Ask each buyer what they need, such as frontage, utilities or acreage. Learn how buy boxes work.

Because land loans are harder to get, many deals close with cash. Build your list first with the cash buyer guide.

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Step by step

How to start wholesaling vacant land in Virginia

Pick a parcel. Use GIS and county maps to find vacant lots that fit a buyer.
Check zoning and access. Confirm what can be built and that the lot has legal access.
Look at taxes. Check back taxes, liens and whether the land is in use-value assessment.
Run the numbers. Use the ARV calculator and the MAO calculator.
Contract in writing. Say that you may assign, and add a due diligence period.
Find a buyer. Match the lot to a builder or investor who builds in that area.
Close properly. Use an investor-friendly title company and run a title search.

Your checklist for wholesaling Vacant Land in Virginia

Check zoning and any historic district rules.
Ask about use-value assessment and roll-back taxes.
Confirm legal road access and easements.
Look at flood maps and Bay protection areas.
Count paid assignments in any 12-month period.

A Virginia example: an infill lot in Richmond

Asking idea of owner	$60,000
Agreed price	$34,000
Due diligence period	30 days
Builder purchase price	$41,500
Assignment fee	$7,500
Closing time	35 days

A man in Charlotte inherited a 40-by-120 foot lot in a Richmond neighborhood from an aunt. He had not visited it in years and owed two years of taxes. He wanted out. You found his name in city records and sent a short letter.

You checked the zoning and found that a single house could be built there. You confirmed the lot had alley and street access. You agreed on $34,000, with a 30-day due diligence period, and wrote that you might assign the contract.

A small builder who works on infill lots paid you $7,500 to take the deal. The closing agent cleared the back taxes at settlement. You kept your notes on the deal to track your assignment count over the year.

Virginia rules to know

Roll-back taxes, septic, Bay rules and tax sales

Some Virginia land is taxed under use-value assessment. Va. Code 58.1-3237 describes roll-back taxes when the use changes, and the state’s seller disclosure statement is expected to list this item from January 1, 2027. Land near the Bay can sit in resource protection areas, and the seller form also disclaims septic and well conditions. Check each item for your parcel. Virginia can treat a person who deals in assignable contracts for pay on two or more occasions in any 12-month period as a real estate broker, so check with DPOR or an attorney before you repeat assignments.

Va. Code 58.1-3965 allows judicial sale of real estate for delinquent taxes after set periods, and an owner can generally redeem before the sale date by paying what is owed. Do not count on a sale for a bargain, and read our tax lien vs tax deed guide and attorney guide.

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Land deals reward careful research. We help students review maps, zoning and contracts before they send an offer.

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FAQ

Vacant Land in Virginia: common questions

Is wholesaling vacant land in Virginia legal?

Generally yes, with honest dealing and attention to the broker licensing rules for repeat assignments. Va. Code 54.1-2100 treats paid dealing in assignable contracts on two or more occasions in any 12-month period as possible brokerage, and that reading is not limited to houses.

What are roll-back taxes?

Extra taxes that can apply when land leaves use-value assessment, so check with the locality. Roll-back taxes can follow a change of use, which matters on larger tracts in the counties around Richmond that may be farm or timber land, so ask early.

Do I need a perc test?

It depends on the parcel and buyer. Ask the health department about septic rules. A rural parcel may need a septic permit, and the owner form disclaims wastewater condition, so your buyer should confirm feasibility before relying on any assumption you make.

Can I buy a tax sale lot and flip it?

Rules are strict. Read the statute and ask an attorney. Parcels can go to judicial sale after set periods of delinquency, and the owner may redeem before the sale, so confirm who holds title and what is owed before you buy anything.

Who closes a land deal?

An attorney or settlement agent who handles land. Confirm legal road access and any easements before closing, and check zoning and utilities, since these can change land value by a wide margin and may decide whether your end buyer closes.