The land is considered as the most important source among urban resources due to its economic, social, Physical and environmental effects in urban development. The land is the key to all human activities including Housing, urban services and facilities. Optimal and effective use of land resources is one of the important tasks of planners and city administrators. The lands and spaces abandoned during urban development leads to difficulty in managing the city, and inappropriate land planning and management allows for invasion of Green grounds on the outskirts of cities. Meanwhile, old and abandoned and semi-abandoned buildings and empty lands disturbs the environmental order and causes problems such as insecurity and environmental pollution. Many of the abandoned land in cities have become a site for garbage accumulation and construction's waste and rubbish, which endangers the health of citizens. While, in some neighborhoods of the city, we see some useless lands that people in the same neighborhood suffer from lack of sports space, green space, parking, and so on and these useless lands can be used in favor of the people instead of negative feedback. The best suggestion for these lands is to change their usage to the spaces like Parking, green areas and sports fields. This research tries to present the necessary and practical strategies to improve abandoned lands, in addition to analyzing and categorizing these lands in the studied city. In order to achieve this goal, we use the analytical-descriptive research method and collect the data in both documentary and field form. The population includes 91,679 heads of households living in Sari in 2011, which a sample of 374 people was selected based on Cochran formula and also 40 people from the population were assigned to the housing and land experts. Next, given the number of heads of households in different areas of the city, questionnaires were distributed by random systematic method and for distributing the questionnaires among the experts, we used random simple method. The results from testing hypotheses showed that there is an important relation between various factors (Socio-economic, juridical-legal, physical-environmental) and abandoning the lands in Sari.