If you've ever looked into developing a piece of land or changing how a property is used, you’ve probably come across terms like Special Use Permit, Conditional Use Permit, Zoning Change, and even Zoning Overlay. They sound a bit bureaucratic (okay, a lot), but understanding the difference can save you time, money, and frustration.  Let’s break it down into plain language. 💬

🔹 What Is a Special Use Permit?
A Special Use Permit (SUP) allows a property to be used in a way that isn’t normally permitted under the current zoning—but is still anticipated by the zoning code.
Think of it like getting a hall pass in school. You’re not technically supposed to be in the hallway, but if you have permission, you're good to go. 🏫
📝 Examples:

• Building a church in a residential neighborhood
• Placing a mobile home on a rural lot

📌 Important: The use must meet specific standards and not negatively impact the surrounding area. Public hearings are usually required.

🔸 What Is a Conditional Use Permit?
A Conditional Use Permit (CUP) is very similar to a Special Use Permit—but with more emphasis on meeting specific conditions that protect the surrounding community.
Imagine you're allowed to throw a party at the neighborhood clubhouse—but only if you keep the noise down, clean up afterward, and don’t block driveways. That’s a conditional use in action. 🎉
📝 Examples:

• Operating a daycare out of your home
• Turning a barn into a wedding venue
• Adding a guest house or RV pad on residential land

📌 Important: Conditions can be customized to limit impacts—like restricted hours, fencing, or extra parking requirements. A public hearing is usually part of the process.
👉 In many communities, Special Use and Conditional Use permits are used interchangeably. The difference often lies in how local rules define them.

🧱 What Is a Zoning Change (Rezoning)?
If your project isn’t allowed under any special or conditional use category, you might need a Zoning Change—also called rezoning.
This is a permanent change to the zoning designation of your land. It rewrites the rules for what’s allowed, not just for your project, but for any future use of the property.
📝 Examples:

• Changing land from Residential to Commercial
• Rezoning agricultural land for a subdivision
• Switching from industrial to mixed-use zoning

📌 Important: This is a big ask and usually involves formal applications, public hearings, and approval by the local government.

🧃 What Is a Zoning Overlay?
A Zoning Overlay is like adding a transparent layer over existing zoning rules—it doesn’t change the base zoning, but it adds special rules, exceptions, or incentives for a certain area.
Think of it like putting a flavored syrup in your drink. The base stays the same, but the experience changes. 😄
📝 Examples:

• A Historic Overlay requiring buildings to preserve their original look
• A Mixed-Use Overlay allowing small shops or apartments in a residential zone
• An Alternative Utility Overlay that permits off-grid water and sewer systems in areas without infrastructure

📌 Important: Zoning Overlays are useful when a local government wants to encourage specific kinds of development (like affordable housing or tourism) or address unique challenges in certain neighborhoods--without changing everyone's zoning classification.

🧭 Which One Do You Need?

• ✅ If your project is listed as a special or conditional use in your current zoning—apply for a SUP or CUP.
• 🧱 If your project isn’t allowed at all—you’ll likely need a Zoning Change.
• 🧃 If you're looking to create broader exceptions or new rules across a neighborhood or region, a Zoning Overlay could be the tool to propose.

Final Thoughts
Zoning doesn’t have to be intimidating—it’s just a framework that cities and counties use to keep land use organized and communities functional. Whether you’re trying to build a small home, set up a short-term rental, or bring new life to an empty lot, understanding these four tools--SUP, CUP, Zoning Change, and Zoning Overlay—can help you choose the right path forward.
🌱 Pro tip: Always start with a call or email to your local Planning Department. They can tell you what’s possible and what’s not under your current zoning—and what steps might help you get there.

🛠️ Need help making sense of your property’s zoning? Or want to advocate for changes in your community? Reach out—we love helping landowners turn confusion into clarity.

If you own land or are thinking about buying a vacant lot, you’re invited to join a Private Facebook Group dedicated to vacant lot owners and prospective land buyers within Pahrump, NV, and/or Nye County in general.

The group is a space to share solutions, find answers, brainstorm possibilities, share stories, and explore opportunities in ways that can help make the most of Pahrump’s land opportunities.

While all land has value, county restrictions can affect how your land can be used. Knowing what can and can’t be done—and how to navigate those challenges—can make all the difference in realizing your land’s potential.

Since this is a Private Group, posts, topics, and files are only visible to members. If you'd like to join in, simply search for “Pahrump Vacant Land Owners – Solutions & Opportunities” on Facebook, or reach out to me directly for an invitation!
​
Let’s connect and make the most of Pahrump’s land together!

I'm pretty sure you never thought about it that way, but, it's true.  After all, some clothes in your closet were bought simply because you liked them, but maybe you’ve only worn them once—or never at all. Perhaps you’re still waiting for the right occasion, or they just don’t fit the way you imagined. Yet, there they hang, taking up space, waiting for “someday.”

Land can be the same way. Some people buy property with big dreams — building a home, starting a business, or creating a retreat. Sometimes those dreams become reality, but other times, life gets in the way and plans change.  That old prom dress and you aren’t getting any younger. 😉 And, the future is now.

Maybe you’ve visited your land once or twice, or maybe it’s been years since you’ve set foot on it — if ever. Just like that forgotten item of clothing in the back of your closet, your land is still there… but is it serving you?

Unused Land is More Than Just Forgotten Space
When land sits untouched, nature takes over. Weeds grow, shrubs become overgrown, and in some cases, it even becomes a dumping ground for others. Unlike an unworn outfit hidden away, land is out in the open — seen by the world. A neglected lot might not seem like an issue unless you get a code violation, but it can impact the surrounding community and even hold back property values.

The Big Question is Do You Still Have Plans for It?
If your land isn’t being used, is it truly benefiting you? If the only time you think about it is when the property tax bill arrives, it might be time to reconsider its purpose. Instead of holding onto an unused asset, why not turn it into something that does reward you? There are countless ways to put your investment to better use otherwise.

Selling your land doesn’t mean giving up on dreams — it means creating new opportunities for yourself and others. Whether it’s reinvesting in something with better returns or freeing yourself from a property that has become more of a burden than a benefit, making a change could be the right move for you.

Fresh Starts and New Beginnings
Unlike that old prom outfit that no longer fits, land doesn’t require waiting for the “perfect moment.” You don’t need a special reason to start using it, and you certainly don’t need permission to let go of it. The choice is yours—make it work for you or pass it on to someone who will.

If you’re thinking about buying or selling land, let’s talk. I have solutions that you may not have even considered. 

 Are You Paying Property Taxes for Land That’s Not in Your Name? Stop and Read This!
 A lot of people think that paying property taxes on a deceased family member’s land will make them the owner. 
 Unfortunately, that’s not how it works. Paying taxes doesn’t mean you own the property—it only keeps it from going to
a tax sale. The name on the deed determines who owns the land, and if that name isn’t yours, the property legally isn’t
 yours either.

Why Paying Taxes Isn’t Enough
Ownership of land doesn’t automatically pass to you when a family member dies, even if you’re paying the taxes. For you to legally own it, the property usually requires that you go through a process called probate, but not always. Probate is where the court transfers ownership, but this can also be done through an Order requested from an Attorney that can help. If there’s no will or legal documents naming you as the heir, the land stays in the deceased person’s name—no matter how many tax payments you make.

What Happens If You Keep Paying?
The county will gladly take your money, but paying taxes does not give you any rights to the property. Worse, someone else—like a distant relative or the state—could legally claim it later, and you won’t get reimbursed for the taxes you’ve already paid. Plus, you can’t legally sell, build on, or use the land unless your name is on the deed.

What You Need To Do Instead:
If you think the property should belong to you, here’s what to do instead of just paying taxes then:

1. Talk to a Lawyer – A probate or Real Estate Attorney can help you get the process started. Not all situations mean that you must go through Probate, but it will need to go through a court order one way or another. It doesn't hurt to consult with an Attorney, or even a few. But do so now, instead of waiting years later.
2. If Probate is required due to the decedent’s debts and assets – Then this is is the legal process that the Attorney will use to help transfer the property to the rightful heir once creditors and mortgage companies are made aware of the owner on record's passing.
3. Get the Deed in Your Name – Once you’re on the deed, the property is legally yours and now you can do as you please with the land.

The bottom line: Paying property taxes alone won’t make you the owner of the land. To protect your time and money, focus on getting legal ownership first. If you’re unsure how to start, reach out to someone who can guide you through the process, and if your property is in Nevada, then contact me, so I can help. I have connections to make it work.

You’ve heard of housewarming parties—when someone buys a home, friends and family gather with gifts to celebrate. But have you ever heard of a Land-Warming party? No gifts are needed here, just the kindness of willing hands to help bring out the land’s potential, followed by a celebration to mark the day’s hard work.
Not every piece of land is pristine when bought; often, it needs a little love to reveal its hidden beauty. That’s where friends and family can step in, offering their "land-warming gift" by helping to clear areas, trim trees, remove dead shrubs, or plant new greenery. And when the land is looking refreshed, it’s time to relax and enjoy everyone’s efforts with a barbecue, campfire, or pizza party. This makes the experience even more special, whether the new owners plan to build or simply cherish their slice of nature.
It doesn’t have to be just family or friends—post about your Land-Warming online, inviting anyone interested to join in and RSVP. This turns the often daunting task of land cleanup into a fun, social event, building community and creating a shared connection with the land.

The following are a few other ideas on ways to celebrate a Land-Warming party as well:

1. Land Blessing or Ribbon Cutting: Start the event with a brief land blessing or a symbolic ribbon cutting to mark the beginning of your journey with the property. It can be a great way to set the tone and add a sense of ceremony.
2. Tree Dedication: Invite guests to help plant a tree or special plants as a lasting symbol of the event. You could even dedicate trees or plants in honor of each guest, marking them with small tags to remind everyone of their contribution.
3. Nature Craft Station: Set up a station where guests can make small nature-inspired crafts like bird feeders, plant markers, or painted stones that can be placed around the property. It adds a fun, creative element and gives people something to do when they need a break from the cleanup.
4. Photo Spots: Create designated photo spots with rustic props or signs that say "Land Warming Party." It not only adds a fun activity but also helps commemorate the day, and guests will love having photo memories.
5. Time Capsule: Invite everyone to contribute to a time capsule that can be buried on the land. Guests can write notes, include small items, or share what they envision the land could become in the future. Plan to unearth it in 5 or 10 years as a reminder of how far the journey has come.
6. Seed Bomb Making: Have a station where guests can make seed bombs with native flowers or plants. Once the cleanup is done, everyone can toss them around the property to beautify the space further.
7. Campfire Storytelling or Music: End the day with storytelling, live music, or a jam session around a campfire. Invite guests to share stories or memories related to land, nature, or even just their hopes for the newly improved lot.
8. Thank-You Tokens: Offer small thank-you gifts like mini plant starters, packets of seeds, or custom keychains with a piece of wood from the cleared trees. These can be memorable keepsakes that remind guests of the day.

These Hidden Gems are known as For Sale By Owner deals which you won't find unless you know how to access them, since they're hidden.
(Note: There are No FSBO's on Realtor.com which is designated for Realtor only listings)

Here's your Step-by-Step Guide on How to Find For Sale By Owner Listings on Zillow :
Step 1: Go to Zillow.com
Type Zillow.com into your browser’s address bar and hit Enter.
Step 2: Search Your Area of interest
In the search box, enter the city, county, or state where you want to look for properties. For example, you can type "California" and select CA for the entire state if you want.
Step 3: Access More Filters
Once you're on the page for your selected location, click on the More button at the top with a dropdown arrow. This is where you’ll find FSBO listings and can select items you'd like to see, or unselect items you don't care to see.
Step 4: Select "By Owner & Other"
Click on "By Owner & Other" under the dropdown menu. This will show FSBO properties that aren't listed by agents.
Step 5: Apply Additional Filters (Optional)
Before clicking Apply, you can refine your search using:

• Price Range: Set your budget by selecting the List Price range.
• Home Type: Choose the type of property, such as Lots/Land, Single-Family, or Condos.
• HOA Fees: Adjust settings if you prefer properties with no HOA fees (found under the More tab)

Click the Apply button when you're done.
Step 6: Sort Your Results
Use the Sort dropdown menu to organize your listings by price, newest, or other preferences.
Quick Tips for Better Results:

• Keywords: Use specific keywords like "Finance," "Motivated," or "Make Offer" to find properties that match your needs. This is found under the More category as you scroll all the way down.
• Experiment: Play around with the filters to see different results. Adjusting price, home type, and other criteria can lead to finding the perfect listing.

Now You Try It:

1. Go to Zillow.com.
2. Enter your desired location.
3. Click More to access FSBO listings.
4. Adjust filters as needed.
5. Click Apply to see your tailored results.

Did You Know?
Finding FSBO listings can be a game-changer, offering more flexibility in negotiations. Try these steps and let me know if you discovered any hidden gems!
 
 

Many of us collect things—stamps, coins, antiques—items that hold personal meaning but rarely yield significant monetary gain. Often, their value is sentimental, tied to memories or emotions, and might mean little to anyone else who doesn't share that connection.

But what about land? Is it worth collecting land here, there, and elsewhere? The answer is both yes and no. Yes, if you’re buying land to enjoy it, to build on it, or to cultivate a space that brings you satisfaction. But no, if it’s just going to sit there, untouched, collecting weeds where no one sees or can use it. Land, like anything else, requires a purpose in order to truly hold value. If it’s not buildable or is in a location where your vision can’t be realized, it may not be worth the investment. Speculating on future value is always a gamble. There are no guarantees about what an area will become, and many have found themselves holding onto land that, years later, is still just that, —dirt somewhere under overgrown weeds, ugly brush, rotting trees, and often trash.

Real estate, like any asset, can lose value over time, especially if it’s not maintained or if it’s located in a declining area where people are moving away. Such factors can take a lifetime to reverse depending on where it is, and what you can or can't do with it.  However, this isn’t always the case. Changes can and do happen.  Especially in thriving areas where demand is high, property values continue to rise. For those who can see the potential in their land and envision its possibilities, this upward trend offers significant opportunities.

Land investment isn’t typically about quick returns; it’s a long-term strategy that can pay off significantly over time. That’s why many choose to buy land and hold onto it, sometimes passing it down to future generations. While many collectibles may fade in value, those who invest in land are often building something more—a legacy. Land can turn out to be more than just an investment; it’s a timeless piece of the world that you can truly call your own.

Obviously, I’m not Bill Gates, so I can’t buy every piece of land there is in America, and therefore I don’t have every piece of land to offer through my website alone. Yet there is so much land out there to be found that whatever you’re hoping to find, can be found if you know where to find it.  

The simple truth is, it won’t all be on any one website.  So, I’d like to help you find what you’re looking for.  If you’re not finding it through any of the websites listed below, or just don’t have the time to look, then let me know what you’re looking for so I can network with many other investors Nationwide to find what you’re wanting. Believe me, they love it when they hear others say what a buyer is looking for, and they have it!  😊

But, if you’d rather see for yourself what others are posting on various Land Websites, this list just may help in your search.  Not every piece of Real Estate is listed through a Realtor, although you will find some Realtors share their listings on some of these sites as well.  And, some investors post their properties to more than just one website as well and many have their own website, which is often within their post, or you can simply message them. 

Sometimes the hidden gem is only listed on just one website either due to time constraints, marketing budgets, or a belief that the site the owner posts to is the one most worthwhile for their ad. The list below consist of some Investor only sites, and others more well known sites for the general public, besides and not mentioning the most commonly used site, Realtor.com which requires a Realtor involvement in practically all postings there.

Personally, I find it’s really cool working with investors, and especially those who offer Seller Financing.  Remember that saying, "Seek & ye shall find"?  That applies to almost everything in life.😉    So, Happy Searching. 😊

AssetColumn.com  (Land is mixed in with homes here)
BillyLand.com
ByOwner.com
Craigslist.org
eBay.com
Facebook.com/Marketplace  (Must be signed into Facebook for this to work)
ForSaleByOwner.com
Land.com
Landbidz.com 
LandCentury.com
Landdirectusa.com/land-for-sale
LandFlip.com
Landgate.com/buy-land
LandisHome.com
Land-Listings.com
Landmodo.com
LandSaleListings.com
LandSearch.com
LandWatch.com
LandZero.com
LC.Land
Locanto.com/g/Land-for-Sale
Realestatebees.com
Realestate.oodle.com
Zillow.com’s hidden For Sale By Owners section, listed under More. By owner & other. It only works if you’re looking under the For Sale category, not Sold category. Select Home Type, then select More, and click on By owner & other.
​
Of course Google just may lead you to many others, as well as Auction websites, Free Classified ad sites (you’ll find some investors prefer Free advertising sites to reduce their marketing expenses, sites such as ClassifiedAds.com, AdLandPro.com, Claz.org, plus there's many more needle in the haystack websites as well).  Then again, if you find you just don’t have time, or aren’t finding what you want, let me know what it is and I’ll get to work to see what I can find for you to match your criteria.  😊  Remember, I used to be a Realtor, but thankfully I do not charge a fee or commissions any longer. 😉  ​

If you find this blog post helps you, or if you have anything you'd like to share, please let me know in the comments section below.

Owning your own piece of land, or more, is so cool❣️  And, it's even better when you make your dreams happen which of course starts with your plans for the land.
​
You may even own land where it’s cooler during the summer or warmer in the winter, so you can travel from one place to another and stay awhile. Maybe even have another property along the way to stop at and enjoy your travels and adventures there too.  Just make sure to take lots of photos for the memories you’re creating. It makes it even more exciting to know you’re actually enjoying the time as well.   That's what we like to do too. 😊

Once the land is yours, and if you’re not ready to build at that time, then it’s still nice to know that at least you
can always visit the area, see your land, walk on it, picnic on it, and even explore and enjoy the area more
while you continue to think about all that can be  done as your plans unveil, while enjoying the moments
you create making lasting memories there.  Maybe even plant a tree that doesn't need much attention while
​you're not there.

There’s a popular book by Napoleon Hill titled “Think And Grow Rich”.  It explains how everything starts with a thought, and when we begin to imagine what life will be like somewhere and start dreaming about it, then the more we want it the more likely it will be that we'll actually do something to make it happen. As the wheels in your thought process begin thinking about the possibilities and when your desire is strong enough to take the steps to do something about it, then those dreams can and will become reality, based on your determination to see it happen. The more you want something, you’ll find a way around the obstacles.

Look at any successful NBA, NFL, NL, or NHL player. They didn’t just get to where they are today by simply thinking.  Although, that’s where their dreams began. They took the necessary steps to get where they are today, with determination and action.

Envision it happening, planning how it will happen, taking steps to make it happen, and never giving up on what that dream of what is to be.  It may take years, but the longer one waits, the longer it’s put off, and we all know what happens if nothing is implemented.  I only wish I would have started investing in Land when I was in my twenties.  Better late than never, right?  Land is a much more affordable place to start, as opposed to feeling defeated because of the economy.  Hold your land for at least 2 years if you feel you’d rather sell it and move into another area, so there won’t be any capital gains tax on it too.  Heck, you may even be able to trade that land for something else too.  Feel free to ask me about this through that Contact tab above.

Nevertheless, those who have a dream, and want it to happen will succeed once they put their faith into action in order to get the results they want without giving up.  And when you believe in your dreams and you know it's possible, then you can achieve it.  That’s how it happens. 

Education. Desire. Belief. Faith & Action all = Success when there's no giving up.

Start with land where you can build on a dream for the possibilities to come, and don’t let anyone stop you. Your mind is where you think, and the land you own is where you can grow.  It’s also called affordable Real Estate.  😉
 
Action + Faith = Results

​The saying Seek and ye shall find is not just a Bible verse. It's true with anything in life.
Don't ever let someone tell you that you can't make your dreams happen, because You Can❣️

Too many people have proven their dreams happened because of their determination and not by others saying they couldn’t.  If they can make their dreams come true, you can too as long as you don’t give up on yourself. 🥰

When limitations are placed on us by or through someone else, it should be all the more reason to prove them wrong. 💪 And when you do, it feels great because deep down, you knew all along that it was possible even though the sceptics said otherwise.

If ever something comes to an end, a new chapter in life begins to open for new possibilities to begin and grow. Life is all about learning and moving forward.

There is always hope in our future, especially when we do all we can to get where we want to be, despite any obstacles that appear to be in the way or thrown at us unexpectedly. We can still move forward.

It's up to us, as to what we make of life, regardless of our age. It's not up to anyone else. Other people may say we cannot do or become something because that's what they believe, but that's not what we need to hear and definitely should not believe.

Encouraging others matter. Self-doubt should cause us to seek to find answers, not give in to despair unless we just don't want what we once hoped for. Hope and belief are two different things. You can hope, but you must also believe, and do something in order to make your dreams come true.

Make your Dreams a Reality. There's no stopping anyone who seeks to find what they must learn, know, and do, in order to become and have what they really want. It takes time, just as a tree planted is not a full-grown tree right away, but in time will be magnificent, when planted and nourished with what it needs to grow. 
 
What matters is what we believe is possible, or not. The choice is ours, but we all start somewhere, no matter where we are in life. If you want it bad enough, seek and ye shall find exactly what you need to get where you want to grow and be.