THIS is WHY Smart Investors are Buying Dirt

Why Land Might Be the Smartest Real Estate Play You're Not Making

Everyone's chasing doors right now — duplexes, BRRRRs, Airbnb arbitrage — but what if the real power play isn’t a house at all? What if it’s just... dirt?

I’m Anton Stetner, and after 20+ years in land development here in the Seattle metro, I can tell you: land might be the most underrated, underhyped real estate move out there. No termites. No tenants. No toilets. Just massive upside. Let’s talk about why people buy land and why it can be a killer investment strategy.

1. Land Banking

Millionaires and billionaires have quietly used this for decades. The idea is simple: buy land in the path of progress — near where zoning will shift or development is heading — and wait. Cities literally publish comprehensive growth plans. Your job? Buy near the edge of that future growth and let time (and zoning) do the heavy lifting.

2. Appreciation Over Cash Flow

This isn’t about monthly income. This is about long-term value. In markets with tight zoning laws, land can appreciate way faster than a residential rental because of scarcity. And with low holding costs (think: no repairs, no tenants — just taxes and maybe some insurance), it’s easy to keep in your portfolio.

3. Development Opportunities

This one’s our favorite. You can buy raw land and add value by securing entitlements — zoning approvals, site plans, subdivision permits — without ever putting a shovel in the ground. Once approved, the property’s value often jumps, and you can sell to a developer, partner with a builder, or keep it and build yourself.

4. Scarcity + Zoning Arbitrage

Cities often limit where development can happen, which creates scarcity. That’s where zoning arbitrage comes in. Buy a property on the edge of a commercial zone, for example, where change is coming — and hold until zoning shifts. We’ve done this repeatedly and it’s a powerful wealth-building move.

5. Upzoning Potential

This is when you buy a property zoned for 12 units per acre and get it rezoned for 24. Boom — instant value boost. You don’t need to build a thing to profit. You just need to know the local zoning and be patient and strategic.

6. Privacy and Legacy

Some people buy land to build a family legacy or secure privacy. Think large parcels in rural areas or people buying up the land around their home. It’s not always about ROI — sometimes it’s about roots.

7. Tax Advantages

Land can come with serious tax benefits. You can 1031 exchange into or out of land projects to defer capital gains. You can also invest in opportunity zones to potentially create tax-free returns over 10 years. We always plan our exits with this in mind — whether selling entitled land, rolling profits forward, or building new projects.

And here’s what I love most: creative exit strategies. With every piece of land, we build multiple plans: A, B, C, D. Maybe we sell after entitlement. Maybe we build. Maybe we partner or bring in investors. Land gives you options — and flexibility is where real power lies in real estate.

I’m Anton Stetner. My team and I are out here in the Seattle metro talking land, zoning, and strategy every day. If you’ve got questions or want help exploring opportunities, hit us up at resg.com or drop a comment. Don’t forget to subscribe if this sparked something for you.