# Sell Land by Owner in Stratford, CT: Zoning, Survey, Price and Steps (2026 Guide) Source: https://webuyhousesinconnecticut.com/how-to-sell-my-land-yourself-in-stratford-ct/ Author: Jerryll Noorden, owner of We Buy Houses In Connecticut, LLC ((203) 529-4712) Updated: 2026-10-27 Facts checked: 2026-10-27 ## The short answer To sell land by owner in Stratford, CT, confirm with the town that the lot is buildable (RS zone area and width, wetlands, flood and coastal rules under CGS 22a-94), get an A-2 boundary survey if the lines are unclear, price it from recent Stratford land sales ($75,000 to $134,000 for market-rate lots since late 2023, per data.ct.gov), screen buyers for proof of funds and close with attorneys. The seller pays 1.00% conveyance tax (CGS 12-494). ## Key facts at a glance This is the Stratford chapter of our land guide and of our wider guide to [how to sell a house in Connecticut](/how-do-i-sell-my-house-in-connecticut/): what a Stratford owner needs to sell a lot without an agent, with the town's own sales records. | Fact | Number | Source | | --- | --- | --- | | Stratford vacant land sale records, Oct 2024 to Sep 2025 | 6 records; 1 with no non-use code (Graham Street, $134,000) | data.ct.gov sales dataset (OPM), our query | | Stratford vacant land sales the year before, Oct 2023 to Sep 2024 | 5 lots at $120,000 each (Dec 2023), $97,500 and $75,000; one lot coded non-buildable sold for $10,500 | data.ct.gov, our query | | Stratford residential sales, Oct 2024 to Sep 2025 | 699 sales, median $435,000 (up 6%) | data.ct.gov (OPM) | | Conveyance tax on a Stratford lot | 0.75% state + 0.25% town = 1.00% ($1,340 on $134,000) | CGS 12-494 | | Mill rate, fiscal 2027 | 37.73 | CT OPM mill rates | | Single-family zone minimum lot area | RS-1 40,000 sq ft; RS-2 20,000; RS-3 10,000; RS-4 7,500 | Stratford Zoning Regulations, Sec. 3.2.1 | | Coastal rules | Stratford is in the Connecticut coastal area; work inside the coastal boundary needs coastal site plan review | CGS 22a-94, 22a-105, 22a-109 | ## How do you sell land by owner in Stratford, CT? You sell land by owner in Stratford, CT by confirming with the town that the lot is buildable (its RS zone, width and area, plus any wetlands, flood or coastal limits), getting an A-2 boundary survey if the corners are unclear, pricing it from recent Stratford land sales, marketing it to builders and neighbors, checking the buyer's proof of funds, and closing with Connecticut attorneys. On a lot the seller pays 1.00% conveyance tax. Selling a lot yourself saves the commission, but you do the agent's work: answer what can be built, show the boundaries, and judge whether the buyer can pay. The statewide rules for land, including developer contracts, PA 490 land and income tax, are in our pillar guide on [how to sell land in Connecticut](/how-do-i-sell-my-ct-land-to-a-developer/). ## Why does selling a Stratford lot yourself feel risky? Selling a Stratford lot yourself feels risky because so few lots sell in town that there is little to compare with, buyers ask technical questions about zoning, wetlands and flood zones, and you worry about pricing too low or wasting months on a buyer who never closes. Those worries are reasonable, and each one has a practical fix. You may own the lot beside your house, a parcel your parents bought decades ago, or a piece of family property near the shore. Selling it yourself can feel **exciting** (no commission) and **nerve-wracking** at the same time. You may feel **unsure** of the price, **exposed** answering questions you cannot check, and **wary** of strangers who want to walk the land. If that is you, this page is for you. You do not need to become a land planner. You need four answers on paper: what zone the lot is in, whether it is buildable, where the lines are, and what similar Stratford lots sold for. ## What have Stratford lots sold for? Stratford lots sold for $75,000 to $134,000 in the market-rate vacant land sales recorded from October 2023 to September 2025: five lots at $120,000 each in December 2023, lots at $97,500 and $75,000 in 2024, and a Graham Street lot at $134,000 in December 2024. A lot the town coded as non-buildable sold for $10,500. Buildability is the price. Stratford is mostly built out. In the latest year of state data, the town recorded only 6 vacant land sale records, and five of them carried a non-use code: a lot newly split from a neighboring property (recorded twice as a part interest), a new-construction sale, a lot transferred in lieu of foreclosure, and a strip that sold with a house across the line in Bridgeport. Only the Graham Street sale was a plain market sale. That thin record tells you three things: - **Use two years of sales, and neighboring towns.** Look at Stratford sales back to 2023, and at lots in Milford, Shelton, Trumbull and Bridgeport with similar zoning and utilities. - **Compare built lots with built lots.** Builders work backward from what a new house will sell for. With Stratford's residential median at $435,000 across 699 sales, a lot's value depends on what a new house on that street would fetch, minus the cost to build it. - **Read the remarks.** The state dataset's remarks column flags non-buildable lots, splits and sales to the town. Do not use those as comparables for a buildable lot. ## What can be built on your Stratford lot? What can be built on your Stratford lot depends on its zoning district: in the single-family zones the minimum lot is 40,000 square feet and 150 feet wide in RS-1, 20,000 and 100 feet in RS-2, 10,000 and 100 feet in RS-3, and 7,500 and 60 feet in RS-4 (Stratford Zoning Regulations, Sec. 3.2.1). A lot that meets its zone and has access to utilities is usually buildable; one that falls short may need a variance. Start with the town's zoning map and your assessor's card, which lists the zone and lot size. Then ask the planning and zoning office three questions in writing: - Is this a legal building lot in its zone, as it stands today? - Was it created by an approved subdivision, or does it predate zoning? Older lots that do not meet today's size can still have rights, but only the town can confirm that. - Are there past applications, variances or violations on file for this parcel? Ask too whether public sewer and water reach the lot. If they do, say so in every listing, because it is a selling point. If they do not, a buyer will need room for a well and septic system and soil test results from an engineer, and will price that in. Keep the town's answers in writing; they are the best way to get a builder's price instead of a guess. ## Does your Stratford lot have wetlands, flood or coastal rules? Your Stratford lot may have wetlands, flood or coastal rules, because Stratford has inland wetlands and watercourses regulated by the town under CGS 22a-36 to 22a-45, FEMA flood zones along the Housatonic River and Long Island Sound, and a coastal boundary under the Coastal Management Act (CGS 22a-94). A new house inside the coastal boundary needs a coastal site plan review, which a buyer will want to understand before paying. **Inland wetlands.** Wetlands in Connecticut are defined by soil type (CGS 22a-38), so a lot does not have to look wet to be regulated. Ask Stratford's inland wetlands office whether its maps show wetlands or a watercourse on or near your lot, and whether building would need a permit. **The coastal boundary.** Stratford is one of the towns in the Connecticut coastal area. The coastal boundary runs to the farthest inland of the 100-year coastal flood zone, 1,000 feet from mean high water, or 1,000 feet from mapped tidal wetlands (CGS 22a-94(b)). Site plans, subdivisions, special permits and variances for work inside it are "coastal site plans" (CGS 22a-105). A town may exempt minor work such as additions, decks and fences (CGS 22a-109(b)), but a new house on a vacant lot is not on that list. **Flood zones.** A lot in a FEMA flood zone can still be built on, usually with an elevated house, and the buyer's flood insurance cost becomes part of their math. Look up your lot on FEMA's flood map and tell buyers what you find. None of this makes a shoreline lot hard to sell, but a buyer who has to guess will offer less. ## Why do you need an A-2 survey to sell a Stratford lot? You need an A-2 survey to sell a Stratford lot when the boundaries are not clearly marked or recently surveyed, because a Class A-2 boundary survey under Connecticut's surveying standards (Regs. Conn. State Agencies 20-300b) is what builders, lenders and title insurers rely on to know the lot's exact area, width and lines. It also shows encroachments before a buyer finds them. "A-2" is the horizontal accuracy class Connecticut's minimum standards use for property line surveys; you will see it noted on the map. A licensed land surveyor researches the deeds and town records, finds or sets the corner markers, and prepares a map that shows the lot area, frontage, easements and anything crossing the lines, such as a neighbor's shed or driveway. - **Do you need one?** If you have a recent A-2 survey on file in the town clerk's office and the corners are still marked, perhaps not. If the lot has never been surveyed, or the deed describes it by old landmarks, a builder will almost always ask. - **What it costs.** Prices depend on the lot and the records; get two quotes from licensed Connecticut surveyors. We use $3,000 as an estimate (est.) in the math below. - **Ask for stakes.** Staked corners let buyers see the lot on a walk-through, which helps more than any photo. ## How will a buyer pay for your Stratford lot? A buyer will pay for your Stratford lot with cash, a bank land or construction loan, or seller financing, and each one changes your risk. Land loans are harder to get than home mortgages and usually need a larger down payment, so ask every buyer for proof of funds or a lender's letter before you sign, and put the deposit with an attorney. - **Cash buyers** (builders, investors, neighbors) can close fastest. Ask for a bank statement or a letter from their bank. - **Loan buyers** need a lender to approve the lot, and possibly an appraisal. Give the contract a firm financing deadline. - **Seller financing** lets a buyer pay over time while you hold a mortgage on the lot. It can widen your pool of buyers and spread your tax, but you become the lender. Read [owner financing in Connecticut](/is-owner-financing-a-good-idea-for-the-seller-in-connecticut/) before you agree. Whatever the route, never accept a check for more than the price, and never wire money back to a buyer. Our guide to [selling land online in Connecticut](/sell-land-online-for-free-in-connecticut/) explains the scams that target land sellers. ## What does selling a Stratford lot by owner cost? Selling a Stratford lot by owner costs the 1.00% conveyance tax (0.75% state plus 0.25% town), a closing attorney, a survey if needed and a little advertising. On a $134,000 lot, that is about $6,040 (est.), for a net of about $127,960, compared with about $120,420 (est.) after a 6% commission. Selling it yourself saves about $7,540 here. | Item (Stratford lot at $134,000) | Sell it yourself | List with an agent | | --- | --- | --- | | Sale price | $134,000 | $134,000 | | Commission (6%, negotiable, est.) | $0 | -$8,040 | | Conveyance tax 1.00% (CGS 12-494) | -$1,340 | -$1,340 | | Seller's attorney (est.) | -$1,200 | -$1,200 | | A-2 survey and stakes (est.) | -$3,000 | -$3,000 | | Signs, ads, listing sites (est.) | -$500 | $0 | | Net before income tax | $127,960 | $120,420 | Holding the lot costs money too: at Stratford's fiscal 2027 mill rate of 37.73, a lot assessed at $52,500, like Graham Street before its sale, pays about $1,981 a year in property tax. Profit on a lot is taxable income, because the home-sale exclusion generally does not cover vacant land; the pillar guide's [tax section](/how-do-i-sell-my-ct-land-to-a-developer/) explains the rules. ## When should you not sell your Stratford lot by yourself? You should not sell your Stratford lot by yourself when the lot has open zoning, wetlands, coastal or title questions you cannot answer, when you need it sold by a fixed date, or when you would rather not screen buyers and handle showings. Then an agent who sells land, a local builder, or a direct as-is buyer is the better route. And you should not sell to a cash buyer when the lot is clean and you can wait. #### Sell it yourself Keeps the commissionBest for a clearly buildable lot with known lines. - You answer the buyer's questions - You screen financing - Months is normal #### List with a land agent More exposureBest when you want help with marketing and buyers. - Commission is negotiable - Still needs zoning answers and a survey #### Direct as-is buyer Weeks, no prepBest for a lot with open questions, or when time matters. - No survey or testing on your side - A written offer to compare - Trade-off: below a builder's price ### When you should not sell to a cash buyer If your lot is a clear RS-zone building lot with sewer, water and no wetlands or coastal issues, do not sell it to a cash buyer, including us: offer it to local builders or list it, and expect a better price. A direct sale makes sense when the lot has a problem a builder will not take on, when you are out of state, or when the time and uncertainty are worth more to you than the difference. We buy land ourselves and will tell you if your lot is one you should list; if there is also a house involved, our page to [sell your house in Stratford, CT](/sell-my-house-in-stratford-ct/) covers that side. ## What are the steps to sell a Stratford lot yourself? The steps to sell a Stratford lot yourself are: gather your deed, tax bill and map and lot number; confirm the zone, frontage and buildability with the town; check wetlands, flood and coastal limits; get an A-2 survey with staked corners; price from Stratford and nearby land sales; screen buyers for proof of funds; and close with Connecticut attorneys, paying the 1.00% conveyance tax. - ### Gather the records Deed, latest tax bill, assessor's card with map and lot number, and any old survey or town approvals. - ### Get the town's answers in writing Zone, legal lot status, sewer and water, and any past applications. - ### Check wetlands, flood and coastal limits Ask the wetlands office, look up the FEMA flood map, and ask whether the lot is inside the coastal boundary. - ### Survey and stake Order an A-2 boundary survey if the lines are not current, and have the corners staked. - ### Price, market and screen Price from two years of land sales, market to builders and neighbors, and ask every buyer for proof of funds. Our guide on [selling without an agent in Connecticut](/how-do-i-sell-my-house-without-an-agent-in-connecticut/) covers contracts and deposits. - ### Close with attorneys Connecticut closings are conducted by attorneys (CGS 51-88a). Yours prepares the deed and files the conveyance tax return. ## Questions people ask about selling land in Stratford **Q: Can I sell my land in Stratford without a realtor?** Yes, you can sell your land in Stratford without a realtor. You market it yourself, answer buyers' zoning and boundary questions, and close with a Connecticut attorney, who must conduct the closing (CGS 51-88a). **Q: What is a lot worth in Stratford, CT?** A lot in Stratford, CT has recently been worth $75,000 to $134,000 in market-rate sales recorded from October 2023 to September 2025, while a lot coded non-buildable sold for $10,500 (data.ct.gov). Zone, size, utilities and wetlands set where yours falls. **Q: How much is the conveyance tax on land in Stratford?** The conveyance tax on land in Stratford is 1.00%: 0.75% to the state and 0.25% to the town (CGS 12-494). On a $134,000 lot that is $1,340, paid by the seller at closing. **Q: What is the minimum lot size in Stratford?** The minimum lot size in Stratford's single-family zones is 40,000 square feet in RS-1, 20,000 in RS-2, 10,000 in RS-3 and 7,500 in RS-4, with minimum widths of 150, 100, 100 and 60 feet (Stratford Zoning Regulations, Sec. 3.2.1). Confirm your lot's zone with the town. **Q: Do I need a survey to sell land in Stratford?** You usually need a survey to sell land in Stratford unless a recent A-2 boundary survey is on file and the corners are still marked. Builders, lenders and title insurers rely on it for the lot's exact area, frontage and lines. **Q: Is my Stratford lot in the coastal boundary?** Your Stratford lot may be in the coastal boundary if it is within the 100-year coastal flood zone or within 1,000 feet of mean high water or mapped tidal wetlands (CGS 22a-94). Ask Stratford's planning and zoning office; a new house there needs coastal site plan review. **Q: Can I offer seller financing on a Stratford lot?** Yes, you can offer seller financing on a Stratford lot, holding a mortgage while the buyer pays over time. It widens the pool of buyers but makes you the lender, so have an attorney draft the note and mortgage. **Q: Do I need a property condition disclosure to sell a vacant lot?** Connecticut's Property Condition Disclosure Report covers homes with one to four dwelling units (CGS 20-327b), so a vacant lot generally falls outside it. Be honest about what you know, such as wetlands, easements or fill. ## Related guides - [How to sell land in Connecticut: buyers, value, approvals and taxes](/how-do-i-sell-my-ct-land-to-a-developer/) - [How to sell land online in Connecticut, and the scams to avoid](/sell-land-online-for-free-in-connecticut/) - [How a land investor prices a lot: a Bloomfield example](/5-things-you-should-know-about-selling-land-to-a-bloomfield-ct-investor/) - [How to sell without an agent in Connecticut](/how-do-i-sell-my-house-without-an-agent-in-connecticut/) - [Selling a house as-is in Connecticut](/sell-house-as-is-connecticut/) For a written offer on a Stratford property, start on our page to [sell in Stratford, CT for cash](/sell-my-house-in-stratford-ct/), or read [how selling to us works](/how-do-i-sell-my-house-in-connecticut/). Plain-English information, not legal or tax advice. For zoning, coastal or title questions, talk to a Connecticut attorney and the Town of Stratford. ## Sources (checked on October 27, 2026) - [Connecticut OPM Real Estate Sales dataset (data.ct.gov)](https://data.ct.gov/Housing-and-Development/Real-Estate-Sales-2001-2023-GL/5mzw-sjtu): Stratford vacant land and residential sales, Oct 2023 to Sep 2025 (our query). - [Connecticut OPM mill rates (data.ct.gov)](https://data.ct.gov/resource/emyx-j53e.json). - [Town of Stratford](https://www.townofstratford.com/): Zoning Regulations, Sec. 3.2.1 (single-family districts), planning and zoning and inland wetlands offices. - [CGS 22a-94, 22a-105 and 22a-109](https://www.cga.ct.gov/current/pub/chap_444.htm) (Coastal Management Act). - [CGS 22a-36 to 22a-45a](https://www.cga.ct.gov/current/pub/chap_440.htm) (Inland Wetlands and Watercourses Act). - [Regs. Conn. State Agencies 20-300b](https://www.law.cornell.edu/regulations/connecticut/title-20/300b) (minimum standards for surveys and maps). - [CGS 12-494](https://www.cga.ct.gov/current/pub/chap_223.htm) (conveyance tax). - [CGS 20-327b](https://www.cga.ct.gov/current/pub/chap_392.htm) (property condition reports). - [CGS 51-88a](https://www.cga.ct.gov/current/pub/chap_876.htm) (closings conducted by attorneys). - [FEMA Flood Map Service Center](https://msc.fema.gov/portal/home).