Selling Land Without a Realtor: What You Need to Know

What You'll Learn:

• The pros and cons of selling land through a realtor vs. direct sale

• What's involved in a for-sale-by-owner (FSBO) land transaction

• How to decide which selling method is right for your situation

When you decide to sell your vacant land, you have three basic options: list it with a realtor, sell it yourself (FSBO), or sell directly to a land buying company like Friendly Acres Land.

Each approach has advantages and disadvantages. Let me break them down so you can make an informed choice.

Option 1: Listing With a Realtor

This is the traditional approach, and it's the right choice for many landowners.

How it works: You hire a licensed real estate agent who lists your property on the MLS (Multiple Listing Service) and markets it to potential buyers. When it sells, you pay a commission—typically 6-10% for land sales.

Advantages:

• Professional marketing: Realtors handle photography, listings, advertising, and showings.

• Access to retail buyers: The MLS exposes your property to the broadest pool of potential buyers.

• Expert guidance: A good realtor understands local market conditions, pricing strategies, and negotiation.

• Higher potential sale price: With time and the right buyer, you might get closer to full retail value.
  

Disadvantages:

• Time on market: Vacant land typically sits on the market for 1-2 years. During that time, you continue paying property taxes and any other carrying costs.

• Commission costs: On a $40,000 land sale, a 10% commission costs you $4,000.

• No guarantee of sale: Your land might never sell, or it might only sell after significant price reductions.

• Buyer financing risk: If your buyer needs a loan, the sale could fall through during the financing process. Many lenders don't finance vacant land, which limits your buyer pool.
  

Best for: Landowners who have time to wait, want maximum possible price, and have property that appeals to retail buyers (road frontage, utilities available, desirable location).

Option 2: For Sale By Owner (FSBO)

Some landowners choose to sell their property themselves without a realtor.

How it works: You handle all aspects of the sale—pricing, marketing, showings, negotiations, and paperwork.

Advantages:

• No commission: You keep the entire sale price.

• Full control: You make all decisions about pricing, terms, and which offers to accept.

• Direct communication: You talk directly with potential buyers instead of through an agent.
  

Disadvantages:

• Time and effort: Marketing, answering inquiries, coordinating showings, and handling paperwork is time-consuming.

• Limited exposure: Without MLS access, fewer potential buyers will see your property.

• Legal complexity: Real estate transactions involve contracts, disclosures, title work, and legal requirements. Mistakes can be costly.

• Pricing challenges: Without market expertise, you might overprice (and never sell) or underprice (and leave money on the table).

• Safety concerns: Meeting strangers at vacant property has inherent risks.

Best for: Landowners who have time, marketing skills, and some real estate knowledge, and who are comfortable handling legal paperwork and negotiations.

Option 3: Selling Directly to a Land Buyer

This is what companies like Friendly Acres Land offer—a direct sale without a realtor involved.

How it works: We make you an offer based on our research of comparable sales and your property's characteristics. If you accept, we handle title work, closing coordination, and all paperwork. You receive cash at closing.

Advantages:

• Speed: Closings typically happen in 30-60 days instead of 1-2 years.

• Certainty: Cash offers mean no financing contingencies or deals falling through.

• No commission: You don't pay realtor fees.

• No carrying costs: You stop paying property taxes immediately after closing.

• Simplicity: We handle all the details and paperwork.

• No marketing effort: No photos, listings, showings, or negotiations with multiple buyers.
  

Disadvantages:

• Lower sale price: Our offers are typically 30-50% below retail market value. We need that discount to compensate for the speed, certainty, and carrying costs we take on.

• Single offer: You're evaluating one offer instead of waiting for multiple buyers to compete.
  

Best for: Landowners who value speed and simplicity over maximum price, don't want to deal with the listing process, or have property that would be difficult to sell retail (no road access, landlocked, remote location, or other challenges).

The Numbers: A Real-World Example

Let's say your vacant land has a retail market value of $50,000.

Realtor path:

• List price: $50,000

• Time on market: 18 months

• Actual sale price: $42,000 (after negotiations)

• Realtor commission (10%): -$4,200

• Property taxes during listing (18 months): -$900

• Net to you: $36,900

• Time invested: Significant (showings, calls, negotiations)
  

Direct sale path:

• Our offer: $25,000-$30,000

• Time to closing: 30-45 days

• Commission: $0

• Property taxes after acceptance: $0

• Net to you: $25,000-$30,000

• Time invested: Minimal
  

The gap between these numbers isn't as large as it first appears when you factor in commissions, carrying costs, and the value of your time.

Questions to Ask Yourself

To decide which path is right for you, consider:

How much time do you have? If you need money soon, waiting 1-2 years might not be feasible.

What are your carrying costs? High property taxes or HOA fees make waiting more expensive.

How marketable is your land? Property with good access, utilities, and location will sell faster than remote, landlocked parcels.

How much money do you actually need? Sometimes "enough money, right now" is better than "more money, eventually."

How much effort do you want to invest? Some people enjoy the process of selling. Others find it stressful and want it over with.

What's your risk tolerance? Are you comfortable with the uncertainty of waiting for the right buyer, or do you prefer a guaranteed sale?

What We're Not Saying

Let me be clear: we're not suggesting our direct purchase option is always the best choice. For some sellers, listing with a realtor is absolutely the right move.

If your land is highly desirable, you have time to wait, and you want to maximize your sale price, list it with a good realtor who specializes in land sales.

But if you value certainty, speed, and simplicity more than squeezing out every last dollar, a direct sale might make more sense.

How to Find a Good Land Realtor

If you decide to list with a realtor, here's how to find a good one:

Look for land specialists. Most realtors focus on residential homes. You want someone with specific experience selling vacant land.

Ask about their track record. How many land sales have they closed in your area? What's their average time on market?

Understand their marketing plan. How will they market your property beyond just putting it on the MLS?

Clarify commission structure. Land commissions are often higher than residential commissions. Get this in writing.

Check their references. Talk to previous land sellers they've worked with.

The Bottom Line

There's no universally "correct" way to sell vacant land. The right choice depends on your specific situation, priorities, and property characteristics.

Take time to consider your options. Talk to a realtor. Research comparable sales. Evaluate direct offers. And then make the decision that aligns with your goals.

We're here if you have questions about the direct sale process, even if you ultimately decide to pursue a different path. Our goal is to help you make an informed decision, not to pressure you into a sale.

Want to discuss your options? Contact us at joshuafriendlyacresland.com or call the number on your offer letter. We're happy to answer questions, even if you're just exploring your options.