Land & Acreage Services
Land doesn't sell like homes do. We don't list it like homes, either.
Whether it's a single lot, a home site, raw acreage, or farm & ranch land, selling land is its own discipline — and it starts the same way our home sales do: with expectations set honestly, before anything gets listed.
Before the fee
We only take land listings we believe we can sell.
A house has comparable sales, a floor plan, and a buyer who can picture living in it. Land often has none of that. Access, easements, utilities, topography, floodplain, minerals, and a thin set of comparables all have to be worked out before a buyer will move — and that work happens before the sign goes up, or it doesn't happen at all.
So we do our due diligence on every property first — lot, parcel, home site, or ranch. Even with advanced strategy, presentation, marketing, exposure, and market intelligence behind a listing, the probability of a sale has to be assessed honestly up front. That protects your time, and it protects our investment in the work.
We won't tell you your land can't sell.
That isn't ours to declare, and we'd never want to be the reason someone walked away from a property another agent later sold. What we will tell you is what we believe about our own ability to sell it — which is the only thing we can honestly speak to.
If we don't believe we can sell it, you'll hear it plainly.
Because we're only paid when your land sells, a listing we expect to fail costs you a year and costs us both the work. We'd rather give you that read up front, and point you toward someone better positioned for your property, than sign paperwork we don't believe in.
When the outcome is uncertain, we say that too.
Plenty of good land sits in the middle — genuinely sellable, but not on a predictable timeline. If that's your property, we'll say so, give you the real range, and let you decide with clear eyes rather than a number designed to win the listing.
When we take it on, we're committed.
If we agree to work together, it's because we believe we can get it sold and we've agreed on what that will take. That belief is the entire basis of the relationship.
What it costs
Land is priced differently here. Here's exactly how.
In our experience, land takes more work per dollar of value than a well-curated home, and it carries more risk of not selling at all. Our fee reflects that honestly — and it steps down as the value of the property goes up.
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Under $150,000
$6,000
A flat minimum, due only if we sell. A small parcel takes nearly the same work as a large one, so below $150,000 the fee holds at $6,000 rather than falling with the price.
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$150,000 – $400,000
4%
The differentiation tier. This is where land needs the most work to separate it from every other listing on the market — and where that work decides whether it sells.
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Above $400,000
3%
Charged only on the portion above $400,000, so your total cost of sale falls as your land is worth more.
Our compensation is earned only when your land successfully sells and closes. If we don't get it sold, you don't pay our fee — which is exactly why we're so careful about what we agree to list.
Run your number
- Our fee · due at closing
- $11,000 4.00% effective
- Buyer's agent
- $8,250 3.00% — negotiable
- Total cost of sale
- $19,250 7.00% of price
- You keep
- $255,750 Before closing costs
Our fee is paid only if the sale closes — never for the attempt. There is no retainer and no upfront charge on our standard marketing package. Compensation offered to a buyer's agent is a separate decision made by you as the seller and is fully negotiable; it is shown here at 3% for illustration. All figures are estimates and exclude title, survey, and other closing costs.
Who carries the risk
A quoted fee isn't real until the land actually sells.
Many sellers weigh agents by the compensation percentage, and that's understandable. But a percentage on a listing agreement is a number on paper. Listing the land doesn't realize a fee for the Realtor, and it doesn't realize an expense for the seller — none of it is real if the property never gets past the listed phase.
If we don't perform, we aren't paid.
Ours is the same contingent structure as traditional home sales: if we fail to sell your land, we receive no compensation of any kind for our time, effort, resources, or expenses. The sole exception is Seller-Directed Marketing — premium paid channels you request beyond our standard package and pay for directly. Even then, when the property sells, we deduct that spend from our own fee at closing, dollar for dollar, so your upgraded marketing ultimately comes out of our compensation, not your pocket.
So we underwrite our own risk up front.
Because we absorb the cost of every listing that doesn't sell, we're thorough before any agreement is signed — and we take a calculated risk only on properties we truly believe we have a high probability of selling. That discipline is what lets us keep the model nearly risk-free on your side.
The structure accounts for what land really is.
Selling land is genuinely challenging in many areas and market conditions. Our model prices those statistical realities on our side of the table, leaves minimal risk on yours, and asks us — not you — to be right about what we agree to take on.
And the fee is never a surprise.
The compensation is understood and agreed to in advance, and it is only ever paid upon a successful result — at a price and on terms whose expectations were set honestly before the listing agreement was ever ratified.
Where the work goes
A property is only ordinary until somebody does the work to show it isn't.
Land buyers ask questions a home buyer never has to. Every one left unanswered is a reason to move on to the next listing. Our job is to have the answers ready before they're asked — whether the property is a quarter-acre infill lot or a working ranch.
Survey and plat review, with the boundary mapped so a buyer can see precisely what they're purchasing.
Legal access, easements, and road frontage documented up front — a classic deal-killer on land when left unresolved.
Water, electric, and septic feasibility addressed early, so a buyer isn't left guessing at cost.
Topography, tree cover, floodplain, ag exemptions, and usable acreage presented clearly rather than left to a flat aerial photo.
Aerial imagery with the boundary overlaid — the fastest way to make a property legible to a buyer.
Placement across land-focused platforms and channels, plus direct outreach to builders, investors, and neighboring owners.
After listing day
In the typical model, the visible work ends when the sign goes up. For us, that's where the journey begins.
Price it, photograph it, put it on the market, wait — for much of the industry, that's the last tangible, showable work a land seller ever sees. When we commit to marketing your property, we commit to an ongoing workload that runs every month it's on the market, and we've priced that workload into our model deliberately.
A thorough intelligence report on what's happening around your property — activity, competition, and movement in your segment of the market.
How your listing itself is performing — where attention is coming from, and what the traffic is telling us.
Summary data from showings and inquiries, so buyer reaction is captured rather than anecdotal.
Interest-rate context, and macro or geopolitical overlays when the situation genuinely calls for them.
We can't control who's shopping in any given week — but we can capture the available statistics and analyze them in a world-class manner, so you operate with a top-tier level of awareness and perspective.
Any price adjustment is data-and-logic-based, made to meet your monetary goals and timeline as efficiently as possible — never an arbitrary reduction made because the calendar turned.
Land sits listed all over Texas at lower fees with no ongoing intelligence behind it at all — and when those listings expire, the seller rarely finds out why. We built our model for sellers who would rather know exactly what's happening every month their property is on the market, and make each decision from logic, fact, and data.
An honest word
This model isn't for every land seller. We're comfortable with that.
We won't be able to serve everyone, and we'd rather both of us know it here than discover it together six months into a listing.
We may be a good fit if you —
Want the due diligence done first.
Accurate pricing expectations and a clear read on current market conditions, established up front — before anyone agrees to list anything.
Are tired of land that just sits "listed."
No real updates, no ongoing intelligence, no explanation. You want the highest probability of a sale at the optimal price the market is willing to pay — guided by real-time data and world-class intelligence analysis from start to finish.
Are truly motivated to unlock your equity.
Especially when it's sitting in land that is genuinely difficult to price, or difficult to liquidate at a reasonable number without the right work behind it.
We're probably not a fit if you —
Want an aspirational number with no data behind it.
Listing at an arbitrary price and hoping is a strategy we've watched fail too many times to take part in. If the supporting data isn't there, we'll say so — and we won't take the listing.
Are choosing on the percentage alone.
That's a fair instinct, and worth respecting. Just weigh it fully: a lower fee on a listing that expires saves nothing, costs a year, and leaves you no wiser about why it didn't sell.
Our model may cost a little more when we get you to the finish line. It most often costs you nothing at all if we don't — and that trade is the entire point.
How we work
Two things worth knowing before you sign anything.
Term: nine to twelve months.
Land typically takes longer to sell than housing, and a short term often isn't enough runway for the marketing to work. We ask for nine to twelve months so it has time to.
If a property's profile says it should move faster — clean access, utilities nearby, no title or survey complications, priced right — we'll consider a shorter term. That's a judgment we make with you at the outset, not a policy.
No deposits — not even for premium marketing.
You never write us a check to list your land. Our standard marketing is included, you pay nothing out of pocket, and we hold no funds of yours at any point.
If you request specific paid marketing beyond our standard package — premium placements such as Homes & Land premium services, extended aerial or video production, additional surveying, or other paid exposure you're directing — we'll scope it and coordinate it, and you'll engage and pay those vendors directly. Then, when your land sells, we reimburse that spend by taking it off our own fee at closing. Spend $1,500 on premium marketing, and our fee drops by $1,500 — dollar for dollar. In effect, we're paying for your upgraded marketing out of our compensation; you only truly carry the cost in the rare case the property doesn't sell.
There's a quiet virtue in that structure, too: because the request begins with your dollars, it asks you to genuinely believe in the additional marketing you're directing — the same way our contingent fee asks us to genuinely believe in your property. We think that's fair to both sides of the table, and it keeps every dollar spent on your sale a conviction rather than a gesture.
Start here
Send us the property. We'll give you an honest answer.
Tell us where the land is and what you're hoping to get for it. You'll hear whether we believe we can sell it in your timeframe, what it will take, and what it will cost — before anyone talks about paperwork.
Curious how we sell homes, and about the team behind this page? It's all elsewhere on this site.