r/land

I’m owner and looking for input, reactions and market price. This was listed for sale about two months ago. Thought? Comments? Recommendations?

The live demo of the future of real estate has already happened.
And nobody in this industry wants to talk about it.

Cooper City, Florida. A homeowner sold his house through ChatGPT. Five days. 3% saved.

Roughly one hundred million estimated views across the coverage cycle.

You can count the outlets that told the actual story on one hand.

Here's what they left out.

ChatGPT routed the consumer to a flat fee brokerage.

A licensed agent was on the file the entire time.

The whole thing was a live production run of the exact model every keynote speaker in this industry has been forecasting for years.

They will tell you to show up in AI.

They will not tell you what happens when AI actually shows up.

I was the Ghost Agent on the file.

Full story in Confidential Remarks.

The Ghost Agent in the Machine Series. File 002.

It seems like other than clearing costs and overall being to expensive is all that’s wrong with this? What do you see?

I learned these the hard way. Now I check all three before I even call a seller.

1. Landlocked parcels. If the property does not have legal road access, it is basically worthless to most buyers. Some states have easement laws but it is a headache. I check the county GIS map first thing.

2. Flood zones. A property in a flood zone is not an automatic no. But it is a huge negotiating point and a lot of buyers will walk. I always pull the FEMA map before I make an offer.

3. Wetlands. This one has burned me before. I bought a lot that looked great on paper. Then the buyer did a wetland survey and found out half the property was unusable. Deal fell through. Now I check the county wetland maps before I sign anything.

What other red flags are you guys checking for?

Hey all — I'm a financial land analyst at a national homebuilder (day job is underwriting land acquisitions: residual value, lot feasibility, entitlement risk, the whole thing). I also invest on the side, and something has been bugging me.

At work, we have institutional models for answering "what's the most we can pay for this dirt?" But when I look at what's available for individual land investors and small builders, it seems like everyone is either:

1. Using a spreadsheet they built themselves (or inherited from a course),
2. Using tools built for HOUSES (DealCheck etc.) and forcing land deals into them, or
3. Gut-feeling it off comps from Zillow/LandWatch.

So I'm genuinely curious about your process:

• When you're evaluating a parcel — flip, subdivide, or develop — how do you land on your max offer number?
• How do you account for the stuff that kills deals: rock, wetlands, flood zone, slope, rezoning risk, utility extension costs?
• Have you ever bought a parcel and gotten burned by a site condition you didn't price in? What was it?
• If a tool existed that ran builder-style residual land value analysis (enter your exit assumptions and costs, it backs into your max offer, with sensitivity sliders and a due diligence risk checklist that feeds real cost ranges into the numbers) — would that change anything for you, or is your spreadsheet fine?

Not selling anything — there's no product. I'm trying to figure out whether the gap I see from the institutional side is a real pain point for individual investors, or whether spreadsheets are genuinely good enough. Brutal honesty welcome.

As the title says, I'm looking for some inexpensive (I know that is relative) vacant land in RI. Cash sale. I've search all of the listing services that I can find with no luck.

Finder's fee of $500 if you connect me with a property that I end up buying. Thanks!

I got a deal locked up on a vacant lot in central FL. Owner was motivated, price was solid, I felt like a genius. Signed the contract, cracked a beer, and then it hit me. I had no actual buyer lined up.

I spent the next 6 weeks calling every "buyer" I had in my phone. Half didn't even reply. A couple asked for details and vanished. One guy offered me 60% of what I had it under contract for. He basically wanted me to lose money just to save face. I almost had to eat my earnest money.

I ended up assigning it for a tiny scrap of profit, but honestly, the stress wasn't worth it.

That experience broke me out of the "get it under contract and figure it out later" mindset. Now I do the opposite. I talk to buyers first. I ask them exactly what county, what lot size, what price band, road access, all of it. I write it down. Then I go hunt for deals that match that list.

It's so obvious in hindsight, but when you're starting out, that contract just feels like the finish line. It's not. It's the starting line of a huge headache if you don't know who's going to take it off your hands.

Anyone else learn this the hard way, or did someone actually teach you to work backwards?

1. They claimed they were buying directly, but it appears they may be selling the contract?

2. They delayed closing & changed terms before closing

Just sharing what I found because it seemed suspicious, and I want to know if anyone else has had experience with them?

Tell me your stories of how you found the perfect piece of land! The ones that weren’t on Zillow.
I’m currently looking for land in NE FL/ SE GA and have moved on to looking at the county GIS Map and sending letters to promising areas. Has anyone acquired property this way?

Looking for suggestions for best FSBO flat fee services for large acreage in West Virginia. Looking to avoid agent commissions and closing costs.

The property is on a road so the address is just the road without a house number, so would like to be able to put a pin in a map if possible.

Please advise on how to best get this listed at the lowest cost.

Note: I have previously worked with land.com which provided no leads. I have posted FSBO on Zillow and it isn't populating likely due to the lack of street address.

Please advise!

Thanks so much!

The court-supervised marketing of Monette Farms' land (Swift Current operation, ~350,000 acres total) officially kicked off June 29. About 274,000 acres across SK, MB, and BC, appraised at nearly $1.04B, after an $829.5M loan came due, pushing them into CCAA.

Bids run through Sept 1; the whole thing wraps by Nov 30.

Curious what folks farming near these parcels think this does to local land values — reset, or will the volume keep a lid on prices? (Wrote this up for our prairie ag newsletter; happy to share the source links in comments.)

Hey all — I run a small vacant land data business and over the past while I built a piece of software for my own deal flow. It's gotten to the point where other investors keep asking if they can use it, so now I'm trying to price it and I'm honestly stuck. Figured I'd rather ask the people who'd actually use it than guess.

Full disclosure up front: this is my product (Urthmapper). I'm not trying to sneak an ad past anyone — I genuinely want pricing reactions before I set a number and either leave money on the table or scare everyone off.

What it is: It's an interactive parcel map built specifically for vacant land. Instead of bouncing between a flat county GIS site, FEMA flood maps, and a skip-tracing service, you get one screen:

• A 3D map of parcels you can actually fly around
• Toggle-able live data layers: zoning, flood zones, road frontage, water features (creeks/ponds/wetlands), acreage, land use
• Skip-traced owner contact info attached right to the parcel, so you go straight from "that one looks good" to outreach
• Built on real county GIS + USGS data — currently strongest in FL, NC expanding into all places

The whole point is collapsing the "pull a list → cross-reference flood → skip trace → build a spreadsheet" grind into a single tool.

Where I'm stuck: I don't know which model people actually want, or what the number should be. Options I'm weighing:

• Flat monthly subscription (all-you-can-eat in covered markets)
• Per-county / per-market access (pay only for areas you farm)
• Per-lead or per-export pricing
• Some hybrid

So my real questions:

1. Which model would actually make you pull the trigger?
2. What do you pay today for data + skip tracing combined, and what's that worth to you per month?
3. What monthly price feels like an obvious yes — and at what price do you go "nah, I'll just do it manually"?

Not fishing for sign-ups, just numbers and honest reactions. Roast it if it deserves roasting.

Hallo zusammen,

mein Vater hat ein Grundstück im Raum Landsberg am Lech vererbt bekommen und möchte dieses nun verkaufen. Ca. 800m2 und erschlossen.

Da weder er noch ich nen großartigen Plan von haben wie man so einen Verkauf möglichst Lukrativ für uns gestaltet, wollte ich euch hier einmal fragen.

Muss ein Makler sein? Woher weiß man, welchen Preis man aufrufen kann? Muss ein Gutachten gemacht werden?

Nochmal, wir haben leider wirklich keine Ahnung davon bzw. ist das komplettes Neuland und wir bräuchten einfach ein paar Tipps wie man das Thema am besten angeht.

Danke schonmal!

2 bed + 2 bath home plus 2,000 sq foot separate garage from house. Overlooking beautiful large creek.

Currently selling our second home and will be looking at 100k plus in profit. We want to purchase at least 20 acres and build our own home on it. Looking for guidance on the best way to go about it. I can 1031 exchange into land and have it payed off or should I be looking at something like a USDA loan for land and construction and use the 100k for down payment or something else. Also we currently have another mortgage on the home we live in now.