Land Division - California Land Brokers

Serving Southern California Since 1987


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Pacific Commercial Properties, a division of Pacific Realtors, provides buyers and sellers of land a degree of expertise unmatched in the industry. We are experts in determining the best use of various types of land and will joint venture the acquisition of land with clients seeking this option.

Our firm has one of the most extensive databases in Southern California that includes buyers, sellers, land developers, builders, land bankers, businesses that actively acquire sites, investors, and brokers.

The area we serve includes the counties of Los Angeles, Ventura, Santa Barbara, San Diego, Riverside, San Bernardino, Kern, San Luis Obispo, Imperial and Orange. When representing a seller, Pacific fully cooperates with all brokers, thus maximizing the exposure of the property to buyers.

While our office may not be located next to a listed property, most likely, the buyer won't be either. Consequently, we use extensive direct mail and email advertising designed to reach buyers and other brokers. We have the ability to put new listings in the hands of prospective buyers and brokers one day after listing.

Our staff has extensive experience in acquisitions, development, land use analysis, processing zoning changes, construction/development financing, 1031 Tax Deferred Exchanges, and marketing. We also have in-house legal counsel.

If you are serious about buying or selling land, please contact us to request information about land opportunities.


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National Referral Program

Pacific Realtors receives referrals from agents through as well as direct inquires. Buyers and sellers of homes, apartment buildings, commercial buildings, business opportunities, and land from this and other sources are referred to our qualified agents.



Land Banking Joint Ventures

Land Acquisitions

The principals of Pacific Realtors will joint venture the acquisition of undeveloped California land with land investors. We are interested in land banking for periods of five years or longer where we own a 25% tenancy in common interest (up to 50%) with a 75% co-owner. By joining with us in purchasing land for investment, you benefit from our acquisition, due diligence, marketing, and financing knowledge and experience. Ask us about rolling over your IRA and / or 401K investment funds into a Self-Directed IRA and / or 401K Account that can be used to acquire land or other qualified investments. Supply and Demand for Land.


Any land broker can tell you a parcel of land is a great investment, close the sale, collect a commission, and wish you success. We are different. At your option, we will invest our dollars together with you to acquire land for investment. We are not aware of any other land broker that will joint venture land acquisitions. We offer land banking investors this option because we are confident that when we recommend an investment, it will be a good long term investment. Therefore, we make our own funds available for investment in land that we select. Land banking is the practice of buying and holding pre-developed land in the path of growth.


Land Banking Joint Venture - Example

  1. Land is purchased for $200,000 with 20% down payment. The seller carries financing for 15 years. We are responsible for selecting the property and all due diligence.

  2. We contribute 50% of the down payment and own 50%.

  3. Investor contributes 50% of the down payment and owns 50%.

  4. Each co-owner is responsible for 50% of the monthly interest payments and real estate taxes.

  5. At an agreed upon time, the land is sold with the net proceeds being divided 50% - 50%. We are responsible for the sale and earn a sales commission that we have agreed upon.

If you have $20,000 or more available to invest in a land banking joint venture, call us to discuss your interest or click on I am interested in buying land.



Land Banking Strategies

All investment strategies have their advantages and disadvantages. Fortunes have been made investing in land, but money can be lost if the investor is forced to sell under pressure at the wrong time.

Following are some of the reasons given by investors for acquiring land:

To develop the land at some point in the immediate future for residential, commercial, or industrial purposes;
To develop the land at some point in the distant future;
To pass the land on to future generations of the investor's family;
To hold the land as a long term investment with the intention of selling or exchanging it in the future at a profit;
To create a hedge against inflation and the devaluation of our currency;
To create a hedge against soaring state and national debt;
Recognition of the fact that the supply of land is limited. No more land is being made and it cannot be printed by the government;
The profit made on land is taxed at the lower capital gains tax rate and any profit can be deferred by utilizing a 1031 tax deferred exchange;
It can be utilized to build a financial statement as it increases in value over time;
It can be easily added to a self-directed IRA or 401K retirement plan account;
It can provide a private retreat for its owners;
It can be held as open space to protect the environment in perpetuity;
It presents no tenant problems, maintenance is low or non-existent, and there are no homeowner association restrictions; and
To establish locations for commercial signs;
To establish locations for the erection of Christian crosses;
Through your legacy it can help your family, including future generations, develop financial security and independence.


Land Investing for Non-Citizens

Foreign Investors

Non-citizens may legally own land or other real estate in the United States. Land ownership in the U.S. is unique for three reasons:

1. Non-citizens living anywhere in the world may purchase and own U.S. land on the same terms as U.S. Citizens;
2. Land ownership in the U.S. is nearly always fee simple ownership which is the highest ownership interest possible that can be obtained in real property; and
3. The Constitution of the Untied States (Fifth Amendment) protects all owners of property (whether citizen or not) from confiscation by the government. The Constitution states that no person shall be deprived of life, liberty, or property, without due process of law; nor shall private property be taken for public use, without just compensation.

Unlike property ownership in many countries such as the People's Republic of China, ownership in the United States means ownership in perpetuity. Property owned in the United States does not revert to the government at some future time. In some countries "ownership" is in reality only a long term lease or right to use the property for a defined period of time. Ownership of property in the United States is the highest form of absolute ownership that exists on the planet.


Land Contracts - Land Sales Contracts - Caution

With a few exceptions, a real property land contract is an instrument by which the seller (vendor) agrees to convey title to real property after the buyer (vendee) has met certain conditions specified in the contract and does not require conveyance within one year.

Historically, the primary advantage of land contracts for a seller was the ease with which the seller could eliminate the purchaser's interest in the property in the event of a default. This advantage has been weakened by various courts over time.

When selling land under a land sales contract which is not recorded, the seller is prohibited from otherwise encumbering the parcel for an amount exceeding the amount due under the land contract without the written consent of the purchaser.

A land sales contract must include the number of years to complete payment and, if a tax estimate is made, the basis for it.

When selling land under a land sales contract, the seller must apply installment payments first to payment(s) due on obligation(s) secured by the property. The seller must hold in trust all payments received for taxes and insurance and use those funds only for those purposes, unless the payor and the holder of an encumbrance on the property agree to some other use of those funds. A land sales contract for purchase of property in a subdivision must set forth the legal description of the property, all of the existing encumbrances at the date of the contract, and the terms of the contract.

Disadvantages to the buyer. The disadvantages of a land sales contract to the buyer are:

The contract may include provisions restricting its assignment or transfer.
Most financial institutions regard a land contract as poor collateral.
The buyer has no assurance that the seller has good title at the time the contract is made and the buyer cannot rescind the contract for this reason.
If, prior to full performance by the buyer and conveyance by grant deed, the seller is:
adjudicated a bankrupt:
dies, with title passing to heirs; or
is adjudicated an incompetent;
  the buyer can expect time-consuming, frustrating, and expensive litigation before obtaining a deed and policy of title insurance.
After full performance, the buyer may receive defective title or no title at all, although generally the land contract will require delivery of a policy of title insurance.

For the reasons stated, we do not recommend that buyers acquire property utilizing a land sales contract. Please read the next section on avoiding fraud in land acquisition transactions.



Tips for Selling Vacant Land

Following are some suggestions to make it easier to sell your vacant land:

If one does not already exist, obtain a survey of the land before offering it for sale so that prospective buyers can determine the precise boundary lines, frontage, and square footage.
Consider offering financing. Land sold with seller financing almost always results in a higher selling price and faster sale. Attractive seller financing can easily result in a ten to twenty-five percent price premium and may qualify the seller for an installment sale. This can minimize taxes. Often we can assist you in selling the note and deed of trust to an investor. The discount on such notes is generally far less than the premium obtained on the sale and you can earn interest while you are waiting for the sale to close.
Make certain that any For Sale sign that is on the property looks new. An old weathered sign will create the appearance that the land has been on the market for a long period of time.
Remove any debris from the property or anything that would make the property appear unsightly.
Gather together any recorded documents that affect the land being sold so they can be provided to potential buyers at the earliest possible time.
Verify that you can convey marketable title before offering the land for sale. This will avoid costly delays.
Avoid selling under a land contract and avoid an agent that suggests the use of a land contract. Land contracts invite future litigation. Many land investors will avoid sellers that use land contracts, thus narrowing the number of potential buyers.
Select a real estate brokerage firm that has experience selling land. Land sales are very different than home sales. Problems and delays can often be avoided by selecting the right real estate broker.


Avoiding Land Fraud

The easiest way to become the victim of land fraud is to purchase land under an unrecorded land contract. While the majority of sellers who utilize land contracts are honest, there are many who are not. Fraudulent land transactions commonly involve one or more of the following:

1. The seller offers land for a nominal down payment and an unrecorded land contract with payments to be made over 10 to 15 years.
2. The seller offers the land with either no closing costs or a nominal fee. This usually means there will be no escrow and title insurance policy to protect the buyer.
3. The buyer does not receive a deed to the property. The buyer receives a land contract in which the seller promises to provide the buyer with a deed when the property is fully paid for in 10 to 15 years.
4. The seller generally does not understand that he or she is at risk for 10 to 15 years because the seller may not be able to transfer marketable title when the land contract is paid, or the seller may simply not perform.
5. While it is a criminal act to do so, the seller is in a position to “sell the property” to multiple buyers using unrecorded land contracts and then collect payments from each of them over 10 to 15 years.
6. While it is a criminal act to do so, the seller is in a position to encumber the property with loans in an amount exceeding the balance of the buyer’s land contract.
7. After selling the property using an unrecorded land contract, the seller may fail to pay the real estate taxes on the property, and/or any loan payments on any mortgage encumbering the property.
8. Assuming no fraud, after making payments for 10 to 15 years, the seller may not be able to convey clear and marketable title to the buyer because of intervening liens or judgments that have been recorded against the property.
9. The seller may die before transferring title creating legal complications.
10. After making payments for 10 to 15 years, the seller may convey title by means of a quit claim deed, rather than a grant deed, making it extremely difficult for the buyer to obtain a policy of title insurance.
11. The land may not have been surveyed prior to the date of the land contract resulting in future difficulty in obtaining a title policy.
12. Upon a payment or non-monetary default, the buyer may forfeit his or her rights in the land contract with all prior payments being characterized as rental payments. Under such circumstances, buyers are forced to resort to litigation to protect their interests and may not be successful in doing so.
13. Without obtaining a policy of title insurance at the time of purchase, the buyer is likely to be unaware of the following possible problems:
A deed or deed of trust in the chain of title may be a forged document;
A deed or deed of trust in the chain of title may have been signed by a legally incompetent person;
A deed or deed of trust in the chain of title may have been signed by a minor;
A deed or deed of trust in the chain of title may be voidable because it was signed while the grantor was in bankruptcy;
A deed or deed of trust in the chain of title may have been executed under duress;
A deed or deed of trust in the chain of title may have been executed as a result of fraud;
A claim may exist or arise due to legal issues concerning marital status or the validity of a divorce;
A deed or deed of trust in the chain of title may have been signed by a person under a power of attorney where the validity is disputed; and/or
A deed or deed of trust in the chain of title may have been signed by a person other than the owner, but with the same name.
14. The land contract may provide that the buyer’s interest cannot be transferred to another person, thus making the seller the only possible buyer.
15. The seller may assign the land contract to a third party including someone in another country and then offer to purchase the buyer’s interest at a bargain price.
16. The seller attempts to convince the buyer that a land contract is the same as a deed of trust or mortgage when it clearly is not.
17. The seller tries to convince the buyer that land contracts are standard form documents when clearly they are not.
18. The seller represents that the land contract can be recorded by the buyer after the purchase is completed, when in reality, the land contract will not be accepted by the county recorders office due to technical reasons.
19. The seller may represent that he or she will “guarantee good title” when in fact a policy of title insurance would disclose defects in the title that will make the property difficult to sell to a knowledgeable buyer.
20. The seller attempts to make the buyer feel safe by pointing out that their record on eBay and/or other auction sites includes no complaints. What they often do not point out is that it may take years for a buyer to learn he or she has victimized. Also, many sellers enter into many land contracts within a very short period of time through the auction process. This has the effect of allowing the seller to report “no complaints” from a large number of buyers suggesting that many sales have been transacted over a long period of time when this may not be the case.
21. Many auction based land sellers insist on receiving a cash down payment before the buyer has an opportunity to see the terms of the land contract.

Don’t be misled. Following are the minimum requirements for purchasing a land investment safely:

Always insist on purchasing with the protection of an independent licensed escrow company and deposit all funds into the escrow;
Always insist on a policy of title insurance;
Always insist on utilizing a note and deed of trust as opposed to a land contract;
Always determine how long the seller has owner the property. If the seller has owned the land for less than 5 years, determine how much the seller paid for the land before you make an offer.
Consider acquiring the land with an experience, knowledgeable joint venture partner.
Determine the fair market value of the land either by obtaining a formal, written land appraisal, or through comparable sales data.

The land experts at Pacific Realtors can assist you acquiring land anywhere in California and will consider joint venturing the acquisition of land where we are the broker and perform our customary due diligence investigation. Always keep in mind that the seller of land is interested in protecting his or her interest and buyers should do the same.


Subdividing Land - Selling Lots

Subdividing land and then selling individual lots has proven to be highly profitable for many California subdividers. If you own land in California that is suitable for subdivision sales, we would like to hear from you.

Pacific Realtors is prepared to joint venture the subdivision of suitable parcels of land where we pay most or all of the out of pocket costs (including attorneys fees) to subdivide your land for a percentage of the ownership and profits. Pacific will supervise and coordinate the outside consultants, handle all of the processing, and when the subdivision is approved, sell the lots.

Please call Michael Chulak regarding the subdivision and/or sale of your California land.


Bank Owned Land and Lots

If you represent a bank, credit union, or other mortgage lender that has foreclosed on land anywhere in California, you need a land specialist to help you with its disposition. As land brokers since 1987, we have developed an extensive database of developers, land bankers, and other buyers of lots and land in California. Let us assist you in selling your REO land, lots, or other properties. Our commissions are competitive and we cooperate with all brokers.


Attention Land Subdividers and Developers

We sell lots in California subdivisions and are unique in the services we provide. First, we will accept up to 50% of our commissions in the form of lots. Secondly, for certain subdivisions, we will joint venture the purchase of lots with buyers, or provide them with financing to make their acquisition easier. When prospective buyers learn of our desire to co-own land with them, they are generally more likely to invest in your land development. Please call us to discuss your land subdivision and how we can work together.


Remote Desert Land

Hard to Sell Land and Lots

If you own remote desert land, or land that is otherwise extremely difficult to sell, don’t be discouraged. We can probably find a buyer willing to pay fair market value for it, or offer something of value in exchange for it. Call us today or send us your information: I want to sell my land.


Exchange Your Desert Land for Income Property

If you have equity in desert or other remote, difficult to sell land, we can assist you in exchanging your equity into an income producing property such as a rental home, apartment building, or commercial property.


Free Federal Government Land

Regardless of what you have been told or have read, there is no free government land available. Any attempt to collect money for the purpose of providing information about free federal land is a scam.

Under the Federal Policy and Management Act of 1976 (FLMPA), the federal government abolished the Homestead Act of 1862 as amended from time to time.

The Homestead Acts were several United States federal laws that gave an applicant ownership of land called a “homestead”, for little or no cost. The first Homestead Act of 1862 was proposed by newly elected Republicans and signed into law by President Abraham Lincoln. It had been repeatedly blocked in Congress by Democrats who wanted western lands open for slave-owners. The Homestead Act made land available (originally 160 acres) to anyone 21 or older (including freed slaves and women) who had never taken up arms against the United States. More than 10% of the land in the United States was granted to individuals under the Homestead Acts.


Historical Timeline

Pacific Realtors has created a historical timeline for those having an interest in the history of Los Angeles and the surrounding areas.



Land Investment - FAQ



One Section of land contains one square mile or 640 acres.

Section = 1 Mile by 1 Mile 1 Mile = 5,280 Linear Feet
Section = 640 Acres 1 Acre = 43,560 Square Feet
Township = 36 Sections 1 Acre is approximately 208.75 Feet Square

Installment Sales

Land Appraisers - Appraisals

California Land Surveyors

Quotations About Land

Real Estate Broker License #01520337
All pages 1999 - 2019

Areas Served:
Los Angeles County:

Acton, Agoura, Agoura Hills, Agua Dulce, Alhambra, Altadena, Arcadia, Arleta, Artesia, Avalon, Azusa, Baldwin Hills, Baldwin Park, Bassett, Bell, Bell Canyon, Bell Gardens, Bellflower, Beverly Hills, Bouquet Canyon, Box Canyon, Burbank, Calabasas, Calabasas Hills, Canoga Park, Canyon Country, Carson, Castaic, Century City, Cerritos, Chatsworth, Claremont, Commerce, Compton, Covina, Cudahy, Crystalaire, Culver City, Del Sur, Diamond Bar, Downey, Duarte, East Los Angeles, East Rancho Dominguez, El Monte, El Segundo, Encino, Firestone Park, Flintridge, Gardena, Glassell, Glassell Park, Glendale, Glendora, Granada Hills, Hacienda Heights, Hawaiian Gardens, Hansen Dam, Hawthorne, Hermosa Beach, Hidden Hills, Highland Park, Hollywood, Huntington Park, Industry, Inglewood, Irwindale, La Canada Flintridge, La Crescenta- Montrose, La Habra Heights, La Mirada, La Puente, La Verne, La Canada, Lake Hughes, Lake Los Angeles, Lake View Terrace, Lakewood, Lancaster, Lawndale, Leimert Park, Lennox, Leona Valley, Lincoln Heights, Littlerock, Lomita, Long Beach, Los Angeles, Lynwood, Malibu, Manhattan Beach, Marina Del Rey, Maywood, Mission Hills, Monrovia, Monte Nido, Montebello, Monterey Park, Mount Baldy, Mount Wilson, Newhall, North El Monte, North Hills, North Hollywood, Northridge, Norwalk, Pacoima, Palisades, Palmdale, Paramount, Pearblossom, Pico Rivera, Pomona, Quartz Hill, Rancho Dominguez, Rancho Palos Verdes, Rancho Park, Redondo Beach, Reseda, Ritter Ranch, Rolling Hills, Rolling Hills Estates, Rosemead, San Dimas, San Fernando, San Gabriel, San Marino, San Pedro, Santa Clarita, Santa Fe Springs, Santa Monica, Saratoga Hills, Saugus, Sherman Oaks, Sierra Madre, Signal Hill, South El Monte, South Gate, South Pasadena, Stevenson Ranch, Studio City, Sun Valley, Sun Village, Tarzana, Temple City, Toluca Lake, Topanga, Torrance, Tujunga, Universal City, Val Verde, Valencia, Valley Village, Van Nuys, Venice, Vernon, Walnut, Walnut Park, West Covina, West Hills, West Hollywood, West Los Angeles, West Toluca Lake, Westchester, Whittier, Wilmington, Windsor Hills, Winnetka, Woodland Hills.

Ventura County:

Camarillo, Channel Islands, Faria Beach, Fillmore, Moorpark, Newbury Park, Oak Park, Oak View, Ojai, Oxnard, Port Hueneme, Santa Paula, Saticoy, Somis, Simi Valley, Thousand Oaks, Ventura (San Buenaventura), Westlake Village.

Riverside County:

Anza, Banning, Beaumont, Bermuda Dunes, Blythe, Cabazon, Calimesa, Canyon Lake, Cathedral City, Cherry Valley, Coachella, Corona, Desert Hot Springs, East Blythe, East Hemet, El Cerrito, Glen Avon, Hemet, Highgrove, Home Gardens, Homeland, Idyllwild-Pine Cove, Indian Wells, Indio, La Quinta, Lake Elsinore, Lakeland Village, Lakeview, Mecca, Mira Loma, Moreno Valley, Murrieta, Murrieta Hot Springs, Norco, Nuevo, Palm Desert, Palm Springs, Pedley, Perris, Quail Valley, Rancho Mirage, Riverside, Rubidoux, San Jacinto, Sun City, Sunnyslope, Temecula, Thousand Palms, Valle Vista, Wildomar, Winchester, Woodcrest.

Kern County:

Arvin, Bakersfield, Bear Valley Springs, Bodfish, Boron, Buttonwillow, Caliente, California City, China Lake Acres, Delano, Ford City, Frazier Park, Golden Hills, Kernville, Lake Isabella, Lamont, Lebec, Lost Hills, Maricopa, McFarland, Mojave, North Edwards, Oildale, Pine Mountain Club, Ridgecrest, Rosamond, Rosedale, Shafter, South Taft, Stallion Springs, Taft, Taft Heights, Tehachapi, Wasco, Weedpatch, Weldon, Wofford Heights.

Orange County:

Aliso Viejo, Anaheim, Balboa Island, Brea, Buena Park, Corona Island, Costa Mesa, Cypress, Dana Point, Foothill Ranch, Fountain Valley, Fullerton, Garden Grove, Huntington Beach, Irvine, La Habra, La Palma, Ladera Ranch, Laguna Beach, Laguna Hills, Laguna Niguel, Laguna Woods, Lake Forrest, Los Alamitos, Mission Viejo, Newport Beach, Newport Coast, Orange, Placentia, Rossmoor, San Clemente, San Juan Capistrano, Santa Ana, Santa Ana Heights, Seal Beach, Stanton, Tustin, Tustin Foothills, Villa Park, Westminster, Yorba Linda.

San Diego County:

Carlsbad, Chula Vista, Coronado, Del Mar, El Cajon, Encinitas, (Cardiff-by-Sea, Leucadia, Olivenhain), Escondido, Fairbanks, Ranch, Fallbrook, Imperial Beach, Julian, La Mesa, Lake San, lakeside, Lemon Grove, National City, Oceanside (San Luis Rey), Poway, Romona, Rancho San Diego, Rancho Santa Fe, San Diego, San Marcos, Santee, Solana Beach, Hidden Meadows, San Diego County Estates, Spring Valley, Vista.

San Luis Obispo County:

Arroyo Grande, Atascadero, Avila Beach, Baywood-Los Osos, Cambria, Cayucos, Grover Beach, Lake Nacimiento, Los Osos, Morro Bay, Nipomo, Oceano, Paso Robles, Pismo Beach, San Luis Obispo, San Miguel, San Simeon, Santa Margarita, Templeton.

Santa Barbara County:

Ballard, Buellton, Carpinteria, Gaviota, Goleta, Guadalupe, Hollister Ranch, Hope Ranch, Isla Vista, Lompoc, Los Alamos, Los Olivos, Mission Canyon, Mission Hills, Montecito, Orcutt, Santa Barbara, Santa Maria, Santa Ynez, Solvang, Summerland, Toro Canyon.

Imperial County:

Brawley, Calipatria, Calexico, El Centro, Heber, Holtville, Imperial, Niland, Salton City, Seeley, Westmorland.

San Bernardino County:

Adelanto, Apple Valley, Barstow, Big Bear, Big Bear City, Chino, Chino Hills, Colton, Crestline, Fontana, Grand Terrace, Hesperia, Highland, Joshua Tree, Lake Arrowhead, Landers, Loma Linda, Montclair, Morongo Valley, Needles, Ontario, Rancho Cucamonga, Redlands, Rialto, Running Springs, San Bernardino, Twentynine Palms, Upland, Victorville, Yucaipa, Yucca Valley.

Fresno County:

Auberry, Big Creek, Biola, Bowles, Calwa, Cantua Creek, Caruthers, Centerville, Clovis, Coanlinga, Del Rey, Dunlap, Easton, Firebaugh, Fowler, Fresno, Friant, Highway City, Huron, Kerman, Kingsburg, Lanare, Laton, Mendota, Mercy Hot Springs, Minkler, Orange Grove, Parlier, Pinedale, Prather, Raisin City, Reedley, Riverdale, Rolinda, San Joaquin, Sanger, Selma, Shaver Lake, Squaw Valley, Tarpey Village, Three Rocks, Tollhouse, Tranquility.

If you searched for any of the following terms, you have found the right website:

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