It's the first question almost every landowner asks, and it's a great one. Most people start with a number from an online listing, a neighbor or the tax statement, and those can be confusing. Here's how land actually gets priced, in plain English.
Asking prices are not sale prices
Sites like Land.com, LandWatch and Zillow show what people are asking, not what land sold for. Many of those listings sit for a long time and end up selling for something different. Closed sales are the better guide.
Your neighbor's sale may not match yours
Every tract is different. A neighbor's sale might have had paved frontage, electricity, a good pond or a smaller size that more buyers could afford. And the number you heard around town may not be the number that actually closed.
The tax value is not the market value
The value on your tax statement is set for tax purposes. It can be above or below what land sells for, so it's not the best place to start.
What buyers look at
You don't need to know any of this ahead of time. I look at it all for you:
- Access. Road frontage or an easement.
- Floodplain. How much of the land is in a mapped flood zone.
- Utilities. Whether electricity and water are nearby.
- Size. How many acres there are.
- Condition. Brush, fences, roads and any buildings.
- Title. Heirs, liens, back taxes and boundaries. I handle these with the title company all the time.
What selling actually costs
If you list with an agent, the price on the listing isn't what you walk away with. Commissions, closing costs, survey costs, months of holding costs and price cuts along the way all come out of the final number. A cash offer with no commissions, no repairs and a quick close often nets closer to a listing than people expect once everything is counted.
Getting a real number
The easiest way to know what your land will bring is to get a real offer. I'll do all the homework and give you a straight number with no obligation. It's free, and there's no pressure at all.
Request a free cash offer or call or text Noah at 530-829-8258.
