1. What to Have Ready Before You Start
You don’t need to know everything about your property, but having a few basics ready will make the process much easier.
Must-haves
- Parcel number (APN)
- Approximate acreage
- An address or GPS coordinates
- Confirmation that you have the legal right to sell
In some cases, a spouse or family member may also need to sign.
Get a Title Search if the Situation Is Messy
If there’s any uncertainty about ownership, ordering a title search should be your first step.
A local title company or real estate attorney can run a basic title search for a few hundred dollars. This report shows exactly who has ownership interest in the property and who must sign in order to sell.
A title search is especially important in situations involving:
- Divorce
- Power of attorney
- Inheritance, wills, or probate
Don’t Worry About the Deed
You don’t need a physical copy of your deed. Deeds are recorded and available online.
Key takeaway: If you’re missing the parcel number, start there. County assessor websites are usually the easiest place to find it, and you’ll use that information again later in this guide.
2. What Selling Land on Your Own Really Involves
Selling land on your own usually comes down to one tradeoff: price versus effort.
That tradeoff becomes more noticeable when you don’t live near the property.
- Price aggressively and the land will likely sell faster
- Aim higher and expect more questions, follow-up, and time invested
Where the Work Shows Up
- Sorting serious buyers from tire kickers
- Coordinating photos and listings
- Ongoing marketing and follow-ups
When buyers in our network sell their own land, they typically spend 20–40 hours from start to finish. Some deals move faster. Others take longer.
What You Give Up Without a Realtor
In some markets, experienced land agents are extremely helpful, especially when:
- Zoning rules are complex
- Wetlands or environmental restrictions are involved
- Access issues aren’t obvious
The challenge is that true land specialists are harder to find than residential agents, and many landowners never cross paths with one.
Key takeaway: Selling land on your own is very doable, even if you live far away. The price you want determines how much work you’ll need to put in.
3. The Basic Steps to Selling Land
- Understand what you own: Find your APN and confirm clear title
- Set a realistic price: Land is never worth zero, but your timeline matters more than perfect precision
- Prepare basic info: Acreage, APN, and GPS coordinates
- Market the property: Facebook, Craigslist, and neighboring landowners
- Get under contract: Use a simple agreement and watch for assignment clauses
- Close the sale: Use a title company or attorney and sign via notary
4. How to Set a Realistic Price for Your Land
It’s perfectly fine to set your asking price as the number you need to get to feel good about the sale.
As one investor in our network puts it:
“If the phone isn’t ringing after the first few weeks, the market is telling you something about the price.”
Free Websites to Help Determine a Price
If your state publishes real estate sale prices:
- Check county or city assessor websites for recent land sales
If your state does not publish sale prices:
- Use listing sites like Zillow, Realtor, or LandWatch as reference points
- Focus on sold listings, not active ones
- Pay attention to the final list price right before the property went under contract
- Use days on market as a rough indicator of demand. Faster sales usually signal stronger pricing.
You can also call local realtors for insight. You may need to speak with a few to find someone knowledgeable.
When a Price-Per-Acre Approach Makes Sense
- Find the average price per acre in the area and multiply
- Works best for larger tracts, often five acres or more
- Common in rural markets
For residential lots or smaller parcels, pricing is usually driven by:
- What has sold nearby
- Similar lot size and zoning
- Neighborhood or subdivision context
What Buyers Actually Care About
- Road access and road condition
- Zoning and allowed uses
- Unknowns like wetlands or flood issues
Key takeaway: Online tools are starting points. Access, zoning, and use ultimately drive value.
5. Marketing Your Land: What Works and What Usually Doesn’t
Facebook Marketplace and local groups are go-to channels for many land sellers.
What it’s good for:
- Free, local exposure
- Fast feedback on pricing
What to expect:
- Tire kickers
- Repetitive questions
- Slow conversations
One investor in our network estimates that roughly 15% of sales happen through Facebook. It works, but it takes patience.
Craigslist
- Also free
- Works best for lower-priced or recreational land
- Different audience, still worth trying
The Secret Weapon: Selling to the Neighbors
One of the most overlooked strategies is contacting nearby landowners directly.
Why it works:
- Neighbors already understand the area
- They may want buffer land or room to expand
- There’s no need to sell them on the location
How to do it:
- Use the parcel number to pull nearby owner addresses from the county assessor’s website
- Send a simple, typed letter to the 5-10 closest parcels
- Let them know you’re selling and how to reach you
Some sellers offer a neighbor price or give neighbors the first look. Others simply appreciate knowing they can choose who their new neighbor might be.
Photos: How Much Effort Is Enough
Photos matter, but effort should match the property, especially when you’re managing the sale remotely.
Typical approach:
- Pay someone around $50 to scout and take phone photos
- Craigslist “gigs” is a common way to find someone local
- Especially effective for wooded or unimproved lots
Spend more when:
- The property is scenic
- Drone photos or video add real value
Pro tip: Ask your photographer to grab a simple “For Sale” sign from a hardware store and place it on the property.
Expenses usually not worth it:
- Clearing land
- Ordering surveys upfront
- Running tests unless there’s a specific reason
A Note on Buildability and Soil Tests
In buildable areas, sellers often hear about soil or perk tests and assume they need to pay for one upfront. In most cases, you don’t.
Before spending money, call the county and ask whether there are failed tests on record in the area. That simple step can prevent surprises later without committing to an expensive test.
Key takeaway: Marketing land is about matching effort to value and letting the market respond.
6. Paperwork and Contracts You’ll Need to Sell Land
A land purchase agreement is exactly that: an agreement. Once you’re under contract, you’re committing not to sell the property elsewhere.
Land Purchase Agreement: Key Points
- Buyer and seller names
- Parcel number and legal description
- Purchase price and closing date
- Deposit, if any
- How taxes and closing costs are handled
Where Sellers Usually Go Wrong
Many sellers grab long, house-focused contracts written by realtor associations. These often include provisions that add little value for vacant land.
When investors in our network sell their own land, they use a simple purchase agreement that covers the basics without unnecessary complexity.
You can review the same simple vacant land purchase agreement we use here: Simple Vacant Land Purchase Agreement.
Red Flags to Watch For
- Very long inspection periods (60–90 days)
- $0 earnest money deposits
- Broad “right to assign” language, which allows a buyer to transfer the contract before closing
Earnest money is how serious buyers show they’re serious. Many sellers ask for a non-refundable deposit, often in the $500–$2,000 range depending on price, to be held by the title company.
Key takeaway: Short timelines and real deposits signal real buyers.
7. Costs, Timelines, and What to Expect at Closing
Timeline: Expect about 40 days from signed contract to cash in hand. Cash deals can close in as little as 15 days.
Closing costs: Expect $500–$1,500 in title or attorney fees, plus any outstanding property taxes. Probate matters, HOAs, or complicated title issues can significantly increase closing costs.
Who pays what varies by state and deal structure. Call a local title company or real estate attorney and ask for a ballpark quote so there are no surprises.
Pro tip: Professional land sellers often focus on their net number and include closing costs in the list price to keep the transaction simple for the buyer.
Key takeaway: Land closings are usually straightforward, but timelines depend heavily on financing.
8. Common Questions Landowners Ask Before Selling on Their Own
Do I need a survey?
Usually no. If a buyer is financing through a bank, the lender may require one, but the buyer typically pays for it.
Do I need to clear the land?
No. Clearing is rarely required.
What if there are back taxes?
Call the county tax collector to confirm what’s owed. Back taxes are typically paid from closing proceeds, but make sure you’re not at risk of losing the property before you market it.
What if no one responds to my listing?
The price is too high.
How long should I wait before changing approach?
If you have zero leads after 10 to 14 days, the price is likely the issue.
9. When It Makes Sense to Get Help or Compare Offers
Selling land on your own works well for owners with time and patience. No one will care more about the outcome than you will.
Other sellers prioritize speed, certainty, or simplicity.
One option is to start with direct offers from investors. Seeing real numbers can help clarify your decision.
If you want to explore that option, you can submit your property details once and receive competing offers from our network of 12 experienced investors. There’s no obligation, and it’s free to submit.