How to sell your land, with or without a realtor

Selling land is different from selling a house. There's no kitchen to show off, and many owners live far from their land. But the steps are simple once you see them laid out.

You have three honest options: list it with a real estate agent, sell it yourself, or sell to a cash buyer. Each one trades price against time and effort. This guide walks through all three, what every sale needs, what it costs, and how to tell a real buyer from a bad one.

We're a cash buyer, so we have a stake in this. We've written it straight anyway. For a lot of owners, listing with a good land agent is the right answer.

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Your three options

Most land sales go one of three ways. The right one depends on what matters most to you: the highest price, the least work, or the quickest close.

List with an agent. This is often the best way to get the highest price. You pay a commission, and you wait for the right buyer.
Sell it yourself. You skip the listing commission, but you do the pricing, the ads, the calls and the paperwork.
Sell to a cash buyer. It's quick and simple, but the price is usually lower than a patient sale on the open market.

Listing with an agent

A listing agent prices your land, markets it, takes calls from buyers, and helps you negotiate. Land is its own world, so look for an agent who sells land in your area, not just houses. One sign of a land specialist is the Accredited Land Consultant (ALC) designation from the REALTORS Land Institute. It takes land-focused training and a track record of land sales.

Here's how it works. You sign a listing agreement, which is a contract that lets the agent sell your land for a set time and a set fee. The agent lists it, usually on the MLS (the shared database agents use) and on land websites. When a buyer makes an offer, you negotiate and sign a purchase contract. Then a title company or attorney handles the closing.

On commissions: no law sets them, and they are fully negotiable. New rules from the National Association of REALTORS settlement took effect on August 17, 2024. Offers to pay the buyer's agent can no longer be posted on the MLS, though a seller can still offer that pay outside it.

How long it takes depends on your local market, your price and the land itself. Ask agents how long similar land near you has taken to sell.

Best for owners who want the highest price and can wait. The downsides are the commission, the wait, and a deal that can still fall apart if the buyer's loan doesn't come through.

Ask each agent: what commission do you charge for land like mine, and why?
Will you offer anything to a buyer's agent, and who pays it?
How many land parcels have you sold near here lately?
How long is the listing agreement, and can I end it early?

Selling it yourself

Selling by owner (often called FSBO, for sale by owner) means you do the agent's job. You save the listing commission. In return, you take on the work, and the risk of pricing it wrong.

Buyers who have an agent may ask you to pay their agent. You can say yes, say no, or negotiate. It's your call.

Best for owners with time, some comfort with contracts, and land that's easy to price and show. The downsides: fewer buyers see it without the MLS, it takes your time, and a mistake in the contract can cost more than a commission would have.

Set your price from what similar land nearby actually sold for, not from asking prices.
Gather what buyers will ask about: the legal description, the tax bill, any survey, road access, utilities, and any road or owners' association dues.
Advertise on land listing websites, with a sign on the property, in the local paper, and with neighbors.
Answer calls, show the land or send maps and photos, and negotiate.
Use a written purchase contract, and have a real estate attorney draft or review it.
Open the sale with a title company or closing attorney. They handle the money, the deed and the recording.
If you want MLS exposure without full service, ask local brokers whether they offer a limited-service or flat-fee listing.

Selling to a cash buyer

Cash land buyers are investors and land companies who make you an offer, often by mail. If you accept, you sign a purchase contract. A title company or attorney checks the title, and then you close. There's no bank loan, so there's no waiting on a loan approval or appraisal.

Once the title is clear, a cash sale can often close in a few weeks. Title problems, like an old lien or an heir who needs to sign, can stretch that out.

Here's the honest tradeoff. A cash sale usually brings less than a patient sale on the open market. In exchange, the buyer pays cash, takes the land as it is, and carries the cost and risk of holding and reselling it. If the highest possible price matters more to you than speed and simplicity, listing with a local land agent may get you more.

That's where we fit. We're Bahre's Land Company, a small, family-owned cash buyer. We buy land ourselves, for our own account, and later resell it. We're not agents or brokers, and we don't sell or assign contracts. We pay all closing costs, and there are no agent fees and no showings. As with any sale, the title or closing company pays off any unpaid property taxes and liens out of the sale price at closing.

Best for owners who value speed and simplicity: people who live far away, who inherited land they don't plan to use, or whose land would be hard to list. The downside is a lower price.

Get the offer in writing.
Compare it with what similar land nearby sold for.
Read the whole purchase contract before you sign it.
The title company or attorney searches the title and clears any problems.
You sign the deed, the buyer pays through the closing agent, and the deed is recorded with the county.

What every land sale needs

No matter who buys, the same basic pieces show up in every sale.

A purchase contract that sets the price, who pays which costs, and the closing date.
A title search, which checks public records for anything that clouds ownership, like a lien, unpaid taxes, or a gap in the chain of past owners.
Title insurance. An owner's title policy protects the buyer if someone later claims an interest in the land from before the sale. The contract says who pays for it.
A closing agent. This may be a title company, an escrow company or an attorney, depending on the state. Some states require an attorney.
A deed, the document that hands over ownership. A warranty deed promises the title is clean. A quitclaim deed passes along whatever ownership you have, without promising the title is clean.
Sometimes a survey. Not every sale needs one. The buyer or the title company may ask for one, especially if the boundaries are unclear or you're selling part of a parcel.
Recording. After closing, the deed is filed with the county, so the public record shows the new owner.

Costs to expect

The contract decides who pays what, so read that part closely. Before closing, ask the closing agent for an estimate that lists every cost and what you'll take home.

A commission, if you list with an agent. It's negotiable.
Title and closing fees, plus any share of the title insurance the contract gives to you.
A transfer tax in some states and counties. In Washington State, for example, the seller usually pays the state's real estate excise tax.
Unpaid property taxes and liens. These are paid off out of the sale price at closing, so they come out of what you receive.
A survey, if one is needed and the contract says you pay for it.
Your own attorney or tax preparer, if you hire one.

How long it takes

Listing with an agent: it depends on your local market, your price and the land. Ask agents how long similar land has taken to sell near you, then add time for closing.

Selling it yourself: it depends on how many buyers see your ad and how well it's priced.

Selling to a cash buyer: once the title is clear, often a few weeks, because there's no loan to wait on.

In any sale, title problems take the most time. A lien that needs a release, an heir who needs to sign, or a probate that isn't finished can each add weeks or months.

How to check a cash buyer is legit

A few simple checks protect you from a bad deal.

Several states now regulate wholesaling. In Texas, a law that took effect January 1, 2024 says a person who assigns a contract to buy real property must tell the buyer or seller in writing what kind of interest they hold. If they don't, the law treats it as acting as a real estate broker. A 2025 Oklahoma law requires wholesalers of homes to say in writing that they plan to resell their contract rights for more than they're paying the homeowner, and it gives the homeowner 2 days to cancel.

One more scam is aimed at owners who aren't even selling. In June 2026 the FBI warned that criminals pose as the owners of vacant land and try to sell it without the real owner knowing. Their warning signs include a seller who only uses email, text or internet phone numbers, won't meet in person, and wants to rush. To protect your own land, ask your county recorder or clerk whether they can alert you when a document is recorded in your name.

Insist on a real title company or closing attorney. Look up their number yourself instead of using one the buyer gives you.
Never pay an upfront fee. A real buyer pays you. Closing costs are settled at closing, not before.
Get the offer in writing, with the price, who pays closing costs, and the closing date.
Check what similar land sold for. County assessor and recorder records, online listings of sold land, and a local land agent can all help.
Ask whether the buyer will buy the land and record the deed in their own name, or plans to sell or assign the contract to someone else. Selling the contract is called wholesaling. A wholesaler may tie up your land while they look for the real buyer.
Read the whole purchase contract before you sign. Look for clauses that let the buyer assign the contract or walk away for a long time. If anything is unclear, ask a real estate attorney.

Taxes when you sell (not tax advice)

This is general information from the IRS, not tax advice. A CPA or tax preparer can tell you what applies to you.

The closing agent usually reports the sale to the IRS on Form 1099-S. That form covers land, whether or not anything is built on it.

Your gain is the difference between what you got from the sale and your basis. Basis is generally what you paid, plus the cost of improvements. You report the sale on Form 8949 and Schedule D.

If you owned the land more than one year, the gain is long-term. Most long-term gains are taxed at 0%, 15% or 20%, depending on your taxable income.

Inherited land has its own rules. Its basis is generally its fair market value on the date the owner died, not what they paid for it long ago. And it always counts as long-term, no matter how long you've owned it.

The home-sale exclusion usually doesn't cover bare land. Vacant land next to your home can count only if you used it as part of your home and sold it within 2 years of selling the home.

Which option fits you

List with a land agent if the highest price matters most and you can wait. For many owners, this is the right call.

Sell it yourself if you have time, know your local market, and are at ease with contracts. It also works well when a neighbor or someone you know already wants the land.

Think about a cash buyer if speed and simplicity matter more than top price. That might be because you live far away, inherited land you don't want, are tired of paying taxes on land you don't use, or own land that's hard to list.

Whichever you choose, get more than one opinion of value, use a real title company or closing attorney, and read everything before you sign.

Common questions

Do I need a realtor to sell land?

No. You can sell land yourself or to a direct buyer. A good land agent often helps you get a higher price, and you pay a commission for that help. Whichever way you go, use a title company or closing attorney to handle the closing.

How do I find out what my land is worth?

Look at what similar land nearby actually sold for, not what people are asking. Your county assessor and recorder keep records of land and sales, and some post them online. The value on your tax bill is set for property taxes and may not match what buyers pay. A local land agent can give you an opinion of value, or you can hire a licensed appraiser.

Do I need a survey to sell land?

Not always. It depends on the buyer, the title company and the land. A survey matters most when the boundaries are unclear or you're selling only part of a parcel. Ask the closing agent early so it doesn't hold up closing.

Can I sell land with back taxes owed?

Usually, yes, as long as the county hasn't already sold or taken the land for the taxes. At closing, the title or closing company pays off the unpaid taxes and any liens out of the sale price, so that money comes out of what you receive. If the land has gone to a tax sale, the rules depend on your state, so ask the county treasurer or tax office.

Can I sell land I inherited?

Yes, once you have the legal right to sell it. That usually means the deed is in your name, or a court has given you authority over the estate, which can mean going through probate. The steps depend on the state, so a local probate attorney or title company is a good first call. For taxes, inherited land's basis is generally its value on the date the owner died.

How much does it cost to sell land?

It depends on the path. Listing means a negotiable commission plus closing costs. Selling it yourself saves the listing commission but not the closing costs. With a cash buyer, get in writing who pays the closing costs. In every case, unpaid property taxes and liens come out of the sale price.

How long does it take to sell land?

A cash sale can often close in a few weeks once the title is clear. A listing depends on your local market and your price. Title problems, like an old lien or an heir who still needs to sign, slow down any sale.

What is land wholesaling?

A wholesaler signs a contract to buy your land, then sells or assigns that contract to another buyer for more, often without ever owning the land. Some states, like Texas and Oklahoma, now require written disclosures. Ask any buyer straight out whether they will take the deed in their own name.

Do I have to pay taxes when I sell land?

You may owe capital gains tax if you sell for more than your basis. The closing agent usually reports the sale to the IRS on Form 1099-S, and you report it on your own return. A CPA or tax preparer can tell you what you'll owe. This isn't tax advice.

Keep reading

Nothing to be nervous about when you call

Call (413) 393-6015. Jen, our AI assistant, answers any time, day or night.

Jen isn't a salesperson, and she won't push you to sell. She answers your questions and writes down what you tell her about your land, and then someone from our team follows up with you.

If you got a letter from us, keep it handy. Read Jen the reference code printed on it so she can pull up your land right away.

Asking costs nothing. Nothing is agreed until you sign, and you're never under any obligation to sell.

Call (413) 393-6015

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Last updated October 6, 2026