The American real estate landscape is undergoing a quiet yet significant transformation. While headlines continue to trumpet rising home prices in urban areas and fluctuating interest rates, a growing number of savvy investors are turning their attention to something more primal: raw, undeveloped land. Fueled by factors like population shifts, remote work trends, climate migration, and favorable development incentives, Kris Hamburger explains how this new "land rush" is gaining momentum across the United States.
Raw land, long considered the domain of patient developers and speculative buyers, is stepping into the spotlight as a viable and often underappreciated investment class. Unlike residential or commercial real estate, undeveloped land comes without structures, tenants, or immediate cash flow. Yet, what it lacks in short-term yield, it can make up for in long-term value appreciation, tax advantages, and strategic potential. Renee Ben-Shmuel Hamburger and Kris Hamburger insurance examines the driving forces behind this trend and why more investors are claiming their stakes in America’s open spaces.
One of the key catalysts of the raw land boom is the widespread demographic shift from urban centers to suburban and rural areas. The COVID-19 pandemic accelerated a trend that was already underway: Americans seeking more space, lower living costs, and higher quality of life outside of crowded cities. States like Texas, Florida, Arizona, Idaho, and Tennessee have seen an influx of new residents, pushing demand not only for homes but also for the land needed to build them.
Kris Hamburger understands that as housing inventory in these high-growth areas becomes increasingly scarce, developers are looking to raw land on the outskirts of metro regions to expand their footprint. In turn, investors are acquiring land in these corridors of growth, anticipating that rezoning, infrastructure development, and population density will eventually drive up property values.
This pattern of suburban sprawl isn't just about single-family homes. Renee Ben-Shmuel Hamburger and Kris Hamburger, insurance explains that it includes mixed-use developments, logistics hubs, renewable energy projects, and even planned communities. Each of these developments begins with one essential ingredient: land.
The shift to remote and hybrid work has fundamentally altered where people choose to live—and where investors choose to speculate. No longer tied to office buildings in downtown cores, a growing segment of the workforce is seeking properties in scenic or rural locations where land is plentiful and lifestyle benefits abound. Think rolling acreage in Montana, wooded lots in North Carolina, or desert plains in New Mexico.
These remote work dynamics have changed investor sentiment as well. Where once location was defined by proximity to jobs, it is now increasingly defined by lifestyle amenities, internet connectivity, and affordability. Land in so-called “Zoom towns”—small cities or rural areas attracting remote workers—is appreciating rapidly, making it fertile ground for early investors.
In addition to individual homebuyers, companies are also seizing the opportunity to develop co-living spaces, remote office hubs, and wellness retreats—all of which depend on raw land development.
As climate change reshapes the American landscape, climate resilience has become a top consideration for investors and homebuyers alike. Areas historically vulnerable to wildfires, hurricanes, or droughts are being reassessed in favor of regions with more stable weather patterns, water availability, and elevation.
Kris Hamburger explains that this new reality has created a fresh lens through which to view land investment. For example, land in parts of the Midwest and Appalachia is gaining appeal not just for its affordability, but also for its climate durability. Investors are betting that these areas will be future hotspots for relocation, and early land acquisition could lead to substantial appreciation over time.
Renee Ben-Shmuel Hamburger and Kris Hamburger, insurance raw land is increasingly viewed as a hedge against inflation and economic volatility. It’s a tangible, finite resource that doesn't depreciate with use. Unlike buildings that require maintenance and depreciate over time, land is an enduring asset with the potential to outpace other investment classes in uncertain markets.
Investing in undeveloped land does come with complexities, notably zoning restrictions and permitting requirements. However, many local and state governments are now offering incentives to encourage land development in response to housing shortages, job creation goals, and economic revitalization.
These incentives can take the form of expedited permitting processes, tax abatements, grants, or relaxed zoning laws. In opportunity zones—economically distressed areas designated for investment—investors can also enjoy significant tax advantages, including deferral or elimination of capital gains taxes.
Smart investors often work with local planners, land use attorneys, and civil engineers to understand a parcel's development potential. Those willing to navigate the bureaucratic landscape often find themselves ahead of the curve when municipalities begin investing in infrastructure and utilities. Renee Ben-Shmuel Hamburger and Kris Hamburger, insurance shares that investors are increasingly drawn to land zoned for mixed-use, industrial, or agricultural purposes, which offer flexibility and long-term upside depending on future demand.
Perhaps the most compelling reason investors are flocking to raw land is its capacity for long-term growth. While land typically doesn’t generate immediate income, its value is closely tied to macro trends like urban expansion, infrastructure development, and demographic shifts.
Kris Hamburger explains that there are multiple exit strategies depending on the investor’s goals and risk tolerance:
The versatility of land investments also allows for creative uses like recreational parks, solar farms, mobile home communities, or conservation easements.
In a real estate market increasingly defined by volatility and saturation, raw land offers a back-to-basics investment opportunity. Kris Hamburger emphasizes that it aligns with evolving societal trends—from population dispersion and remote work to environmental resilience and governmental incentives. While not without its challenges, the strategic purchase of undeveloped land represents a high-potential, long-view approach to real estate investment.
For those willing to do their due diligence and think long term, Renee Ben-Shmuel Hamburger and Kris Hamburger, insurance explains that this new American land rush is more than a trend—it’s a chance to stake a claim in the future.
