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For land brokers, pricing a property correctly is both an art and a science. The right price can mean the difference between a quick, profitable sale and a listing that lingers with little interest. To strike that perfect balance between market appeal and fair value, brokers rely on one indispensable tool — comparable land sales. These real-world benchmarks reveal what buyers are truly paying for similar properties, offering the insight and confidence needed to price land strategically and successfully.

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For professionals in the field, the real opportunity lies in integration. These technologies don’t replace the critical judgment and experience of land experts; instead, they extend their reach, remove inefficiencies, and open the door to smarter, more informed decision-making.

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Selling land is very different from selling a home. Land is unique—every property has its own character, features, and potential uses. Whether you’re preparing to sell recreational land, farmland, waterfront property, or a family retreat, understanding the process up front can help you maximize value and make the experience smoother.

Here are a few key things every landowner should know before listing their property for sale:

1. Know Your Land’s Value

Unlike residential properties, vacant land doesn’t have a “one-size-fits-all” market comparison. Factors such as acreage, road access, timber value, water features, soil quality, zoning, and even hunting potential can significantly influence price. A professional land broker can help you determine a realistic and competitive value for your property.

 

2. Gather Your Property Information

Buyers are often looking for specific details when evaluating land. Having documentation ready will build trust and streamline the sales process. Important items include:

Recent surveys or boundary maps

Title and deed information

Zoning and land use regulations

Timber, mineral, or water rights details

Easements, access roads, or right-of-way agreements

3. Presentation Matters

Good marketing can make the difference bet

ween a property sitting unnoticed or generating serious interest. High-quality photography, aerial drone footage, and detailed property descriptions help potential buyers visualize the land’s potential. Highlight unique features—creeks, trails, views, wildlife, or development possibilities.

 

4. Understand Your Buyer

Land buyers often fall into specific categories: hunters, farmers, investors, developers, or families looking for a weekend retreat. Tailoring how your property is presented to align with likely buyer interests can help attract the right offers.

 

5. Work with a Land Specialist

Selling land is not the same as selling a house. Specialized land brokers understand how to evaluate rural and recreational properties, how to reach buyers across the country, and how to handle the legal details that come with land sales. Working with a trusted professional ensures your property is represented correctly and marketed effectively.

 

6. Be Patient, but Prepared

Land often takes longer to sell than residential homes because buyers are more selective and the pool is smaller. Having everything in order—from pricing to documentation—can help avoid delays once the right buyer comes along.

 

Final Thought

Your land represents more than acreage—it carries history, memories, and potential for the next owner. By taking the time to prepare properly, you’ll increase your chances of a successful sale and ensure your property is passed on with value and integrity.

At Sports Afield Trophy Properties, we specialize in helping landowners showcase and sell their unique properties. If you’re considering placing your land on the market, reach out to our team—we’ll guide you every step of the way.

As we approach mid-2025, the U.S. land market reflects a dynamic interplay of economic, environmental, and demographic factors. While the post-pandemic surge in land values has moderated, new patterns are emerging across farmland, residential, and recreational sectors. Here’s an in-depth look at the key trends shaping the American land market this year.

 

1. Farmland Values Stabilize Amid Economic Headwinds:

After years of rapid appreciation, U.S. farmland values have plateaued. In 2024, the average farm real estate value rose by 5% to $4,170 per acre, with cropland and pasture values increasing by 4.7% and 5.2%, respectively. This growth, though positive, marks a slowdown compared to previous years, influenced by high interest rates and tightening farm incomes. NLR

2. Residential and Recreational Land Lead Growth

Residential and recreational land categories have shown robust growth, with all land types experiencing price gains of 0.7% or more in 2024. This trend is fueled by the continued demand for housing and leisure spaces, especially in areas offering natural amenities.  Realtors Land Institute 

The rise of remote work has further spurred interest in rural and scenic areas, as individuals seek properties that offer both tranquility and accessibility. Land Central

3. Rural Land Markets Show Signs of Stabilization

In states like Texas, the rural land market has begun to stabilize. Unlike the fluctuations seen in previous years, 2024 witnessed a leveling off in the total number of acres sold, with some regions even experiencing slight increases.  Texas Real Estate Research Center

This stabilization indicates a maturing market, where buyers and sellers are adjusting to new economic realities, and demand remains consistent for rural properties.

 

The U.S. land market in 2025 is characterized by a blend of stability and transformation. While certain sectors like farmland are experiencing steadier growth, others, such as residential and recreational lands, are witnessing renewed interest. Climate considerations and policy changes are further influencing market dynamics.  Realtors Land Institute

For investors, developers, and policymakers alike, gaining a comprehensive understanding of these evolving trends is not only essential for making well-informed, strategic decisions but also for identifying and capitalizing on emerging opportunities in the dynamic and increasingly competitive land market.

 

Buying or selling land is a significant financial decision that requires specialized knowledge, strategic planning, and a deep understanding of the market. Whether you are investing in recreational property, farmland, timberland, or a development site, working with an Accredited Land Consultant (ALC) can make a substantial difference in the success of your transaction. Here are four compelling reasons why you need an ALC by your side.

1. Expertise in Land Transactions

Not all real estate transactions are the same, and land deals require unique expertise. Accredited Land Consultants are professionals who have undergone rigorous education, training, and testing to earn the prestigious ALC designation through the REALTORS® Land Institute (RLI). They specialize in various types of land, including:

•            Agricultural land
•            Recreational and hunting properties
•            Timberland
•            Development land
•            Waterfront and conservation land

Their in-depth knowledge of zoning laws, soil types, land use regulations, and environmental considerations ensures that you make well-informed decisions and avoid costly mistakes.

2. Market Knowledge and Valuation Accuracy

Pricing land accurately is one of the most challenging aspects of buying or selling property. Unlike residential real estate, land does not have the same comparative market analysis tools, making valuation more complex. ALCs leverage:

•            Extensive market research
•            Local and national land sales data
•            Professional networks and industry insights
•            This expertise allows them to assess fair market value.

 

3. Negotiation Skills and Transaction Management

Land transactions involve numerous stakeholders, including buyers, sellers, surveyors, attorneys, and government agencies. A seasoned ALC understands how to navigate complex negotiations and advocate for your best interests. Their skills include:

•            Structuring deals that align with your financial and long-term goals
•            Managing due diligence processes, such as soil testing, feasibility studies, and title searches
•            Understanding tax implications and financing options
•            By handling these critical aspects, an ALC streamlines the transaction and minimizes potential legal and financial risks.

 

4. Extensive Network and Industry Connections

One of the biggest advantages of working with an ALC is their vast professional network. These experts have established relationships with key industry players, such as:

•            Surveyors and appraisers
•            Land planners and engineers
•            Conservation specialists
•            Lenders and attorneys specializing in land transactions

 

This network gives buyers access to off-market opportunities and helps sellers connect with the right buyers faster, resulting in a smoother and more profitable transaction process.

 

Whether you’re buying land, a home, or a commercial building, one critical step often gets overlooked in the excitement of a real estate transaction — the property survey. But what exactly is a property survey, and why should you care about it? Let’s break it down in simple terms.

What Is a Property Survey?

A property survey is a detailed drawing or map that outlines the exact boundaries, dimensions, and physical features of a piece of real estate. Conducted by a licensed land surveyor, this professional document marks the corners of the property, identifies structures like buildings and fences, and highlights any easements or encroachments.

In essence, a survey shows you where your property begins and ends — and what is (or isn’t) on it.

What Does a Survey Show?

A typical property survey can include:

What Does a Survey Show?

• A typical property survey can include:

• Property boundaries with precise measurements.

• Location of buildings, driveways, fences, and other improvements.

• Easements (such as utility lines or rights of way).

• Encroachments — when a neighbor’s structure crosses onto your land (or vice versa).

• Zoning classifications and restrictions, in some cases.

• Floodplain information, depending on the location.

Why Is a Property Survey Important?

1. Know What You’re Buying

When you’re purchasing property, a survey confirms exactly what land you are buying — and whether it matches what’s listed in the deed or described by the seller.

2. Prevent Boundary Disputes

No one wants to find out after a purchase that the neighbor’s fence is actually on your land. A survey helps avoid costly disputes and gives both parties peace of mind.

3. Understand Easements and Restrictions

Sometimes, utility companies or municipalities have a right to use part of your property. Surveys reveal these easements so there are no surprises later if, for example, the utility company needs access.

4. Plan for Future Use

Thinking about building a garage, installing a fence, or adding an addition? Knowing where your boundaries are ensures you don’t accidentally build on a neighbor’s property — something that can be expensive to correct.

5. Lender and Title Insurance Requirements

If you’re financing your purchase, lenders often require a property survey to ensure their investment is protected. Title insurance companies may also require a survey before issuing a policy.

When Should You Get a Survey?

• Before buying a property.

• Before selling — to avoid surprises that could delay or derail the sale.

• Before building new structures or making improvements.

• If boundaries are unclear or disputed.

How Much Does a Property Survey Cost?

The cost of a property survey can vary widely depending on:

• Property size and shape.

• Terrain (flat vs. hilly, wooded vs. cleared).

• Availability of existing records.

• Complexity (e.g., multiple structures, waterways).

Typical range: From a few hundred to several thousand dollars, depending on the factors above.

Final Thoughts

A property survey is an investment in peace of mind. Whether you’re buying, selling, or building, knowing the exact dimensions and limitations of your property can save you from legal headaches, neighbor disputes, and costly mistakes.