All Forum Posts by: Greg M.

There are a variety reasons why an easement approach would be more expensive than direct public street. Primarily, the driveway is longer so there is more upkeep cost in landscaping along the easement (leaf removal, vegetation, etc), more cost in removing snow, more cost in maintain the gravel and/or asphalt, and any other assorted costs. The extra costs might be a lot or little depending on local environmental factors as well as how well the driveway is built.

The upsides, as you aluded to, are more privacy and less noise. The downsides are lack of curb appeal of the house, any difficulties working with the servient estate owners (easement disputes are common and many real estate attorneys make a tidy sum from answering questions regarding them). Lack of curb appeal is a big deal to me, it feels to me that a house you can see from the public street (or have the potential to see from the public street depending on landscaping choices) is more valuable that one that you cannot. 

Anyways, I am just wanting to gain a variety of opinions.

While I agree with that sentiment, neither my friend nor me are local to the vacant land parcel. While he is planning a trip there later this summer, and can remove the sign if not removed by the agent prior to then, he is not able to remove the sign at the current time.

I did a quick search, and I will try to explain it a different way.

The sign in the picture appears to be an on-premise for sale sign rather than an off-premise directional sign (pointer sign). This would lead one to believe that the property surrounding the sign is for sale.

In my friend's opinion, the on-premise sign was correct when he was purchasing the property. Now that the property has sold, he has asked for the on-premise sign be replaced with an off-premise directional/pointer sign. He is frustrated at the non-response of the agent.

There really are two questions here:

1. Is my friend mistaken in believing the sign in the picture is an on-premise sign versus a directional/pointer off premise sign.

2. Assuming he is not mistaken, is it unreasonable to request an agent to remove the on-premise sign and replace with a off-premise (directional / pointer) sign.

The issue isn't the size or existence of the sign.

It's the lack of directional arrow pointing down the road.

Put another way - some of you are agents. If you look at the signage from the picture posted, what would you assume is for sale?
 

Here's a picture.

The land behind the property is not for sale. The land that is for sale is located down the road by about 1/2 mile.

This really isn't an easement or public right of way question. It's more along the lines - is it appropriate for an agent to leave a "for sale" sign up on a parcel that is no longer for sale?

My friend has no objection to a small sign with an arrow pointing down the easement road that leads to the property that is for sale. He's objecting to the large sign that makes it look the property behind the sign is for sale which it is not.

I've noticed a trend where it seems a lot of parcels are being sold with easement-only access (no public street fronting parcel).

As a generalization, I don't feel easement only access is very desireable. It leads to potential conflict with the servient estate, it is more expensive to maintain, and nobody can see your house from the street. I consider all things less desireable.

One example is a saw a parcel with a 1200 foot long easement from the public street through another property before you got to the property for sale. That's one heck of a long driveway. Plus you have to go from the property line to where the house is built.

Just curious how you add/subtract value based on public street versus private easement.

A friend recently closed on a vacant land purchase. The property was a large vacant parcel that is adjacent to the public street. There is a second parcel that is further in and does not touch public street (there is an access easement to get to the property) that is still for sale. The same listing agent had the contract for both parcels and had a huge sign advertising the parcels for sale. It is not located adjacent to the easement to get to the interior property.

My friend has asked the agent to remove the sign, and suggested that the agent put a small sign adjacent to the easement road, with an arrow, pointing down the easement road and then install his big sign at the property boundary.

So far, the agent has refused to take his sign down and is ignoring most of my friend's e-mails.

The sign has been up 2 years. Based on the listing price of the second parcel, my friend expects it may take 2-3 years to sell. So this is not a short 30 day problem.

My friend's questions are: Should the agent take his sign down off of my friend's property?

How can my friend enforce this?

This is a vacant parcel in another state, my friend is not able go deal with it himself.