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In This Article
The whole real estate world relies on land. Without land, there is no real estate. Yet, land acquisition remains one of the most overlooked investment opportunities. As economic conditions shift and new market trends emerge, investors who understand the fundamentals of land acquisition can easily capitalize on high-potential opportunities.
Why Land is a Compelling Investment Right Now
Housing demand is growing against the backdrop of government incentives and zoning changes. Here’s an in-depth look at these factors.
Growing housing demand
The demand for housing in 2025 is intensifying due to factors such as population growth, urban expansion, and persistent housing shortages in many metropolitan areas. This heightened demand has led developers to actively seek land for residential projects, thereby increasing the value of well-located parcels.? This is an obvious opportunity.
Population growth and urban expansion
Over the past decade, the U.S. population has grown by approximately 7.6%, contributing significantly to the housing deficit. Urban centers like New York City have experienced a 6.55% population increase, leading to the addition of 238,000 apartments—8% of the city’s housing stock—over the past 10 years. Similarly, Texas cities such as Houston and Austin have issued 144,000 and 136,000 building permits, respectively, reflecting their rapid growth and the corresponding need for more housing.
Persistent housing shortages
Despite increased construction efforts, the U.S. faces a housing supply gap of nearly 3.8 million units as of 2024. This shortfall is particularly acute in regions experiencing swift population growth and urbanization. For instance, the South has the largest housing gap by number of units (1.15 million), while the Northeast has the largest scaled housing gap relative to total construction.
Impact on land values
The combination of growing demand and limited supply has led to significant property value increases, especially in suburban and regional areas. The ongoing population growth, urban expansion, and housing shortages are driving developers to actively seek land for residential projects, thereby enhancing the value of strategically located parcels.
Government incentives and zoning changes
In 2025, numerous municipalities are revising zoning laws and implementing government incentives to encourage higher-density housing, mixed-use developments, and sustainable projects. These regulatory changes are enhancing the value of specific land parcels, thereby presenting prime investment opportunities.?
Zoning reforms promoting higher-density and mixed-use developments
Cities are increasingly adopting zoning reforms to address housing shortages and urban sprawl. For example, Charlotte, North Carolina, implemented a Unified Development Ordinance (UDO) in June 2023, allowing multifamily housing in areas previously designated for single-family homes and emphasizing sustainable development practices. This shift encourages higher-density and mixed-use developments, aligning with the city’s vision for a more sustainable urban environment.
Government incentives and legislative actions
At the federal level, the Opportunity Zones program continues to evolve. In 2025, discussions about modernizing and renewing Opportunity Zones legislation are underway, with the aim of extending and enhancing the incentives for investments in designated areas. Such legislative efforts are designed to stimulate economic development and can significantly impact land values in targeted regions.
Impact on land values and investment opportunities
These zoning reforms and government incentives can substantially increase the value of certain land parcels. By allowing higher-density and mixed-use developments, previously underutilized or restricted areas become more attractive for investment. Investors who strategically acquire land in these regions can benefit from the appreciation in land value, driven by enhanced development potential and increased demand.
In summary, the proactive measures taken by municipalities and governments in revising zoning laws and offering incentives are creating favorable conditions for land investment. Staying informed about these regulatory changes is crucial for investors aiming to identify and capitalize on emerging opportunities in the real estate market.
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Emerging Trends
Urban infill development
As suburban expansion slows in certain regions, developers are increasingly focusing on underutilized or vacant land within existing urban centers. This approach addresses housing shortages and leverages existing infrastructure—roadways, potable water, sewer, electrical, natural gas, etc.
With horizontal land development costs skyrocketing, infill opportunities are better able to compete where higher land basis traditionally made it difficult. Also, the resurgence in demand for housing near urban centers has led to a renewed interest in infill projects.
Build-to-rent (BTR) communities
The BTR market is experiencing significant growth, with over 110,000 single-family rental homes under construction across the U.S. This surge is driven by high mortgage rates and rising home prices, making homeownership less accessible. The BTR market has slowed dramatically over the past couple of years because its funding sources are heavily impacted by interest rates, and when interest rates increased rapidly, many projects were put on hold.
Now that rates are trending downward, look for BTR to return in a big way. Developers are responding by providing rental homes that offer more space and premium amenities to meet increasing demand.
Tech-driven site selection
Advancements in data analytics, artificial intelligence (AI), and geographic information systems (GIS) are transforming land assessment processes. Investors capable of leveraging these new tools to identify land opportunities more accurately and efficiently should have a competitive advantage. AI-powered tools enable developers to evaluate potential sites with greater precision by analyzing vast datasets, including GIS information, to forecast market trends, property prices, and buyer behavior.
Infrastructure and transit-oriented development
Transportation improvements, such as new highways, rail extensions, and transit hubs, enhance the desirability of adjacent land parcels. Often, municipalities will also look to up-zone (allow for higher and better use zoning classifications) land immediately adjacent to new infrastructure projects since they want to see higher property tax revenues to offset the upfront costs of expansion.
Potable water and sewer infrastructure expansions can also cause raw land values to appreciate rapidly, creating opportunities for investors who act quickly to position themselves in the path of growth. The Infrastructure Investment and Jobs Act of 2021 expanded support for transit-oriented development projects, encouraging new housing creation while bolstering public transit.
These trends underscore the dynamic nature of land investment in 2025, highlighting opportunities that align with urban revitalization, evolving housing preferences, sustainability goals, technological innovations, and infrastructure developments.
What to Expect Moving Forward
The land acquisition landscape is poised for continued transformation. Investors should anticipate increased competition for well-located parcels, evolving regulatory environments, and new financing mechanisms tailored to land deals. Those who stay informed, leverage market trends, and conduct thorough due diligence will be best positioned to seize the opportunities ahead.
For those considering land investment, now is the time to act. As land continues to appreciate and development opportunities expand, strategic acquisitions can provide both short-term gains and long-term wealth-building potential. Whether your goal is to develop, hold, or reposition land assets, the future of land acquisition is bright with opportunity.
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Christian Jones
Director of Land Acquisition
Christian Jones is the Director of Land Acquisition for a national homebuilder. Professional Civil Engineer (PE) speci…Read More
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