How do I sell land without a realtor?

Can I sell my land by myself?

Yes. You own the land, so you can sell it without a broker. What you cannot skip is what state law requires: a valid written contract, a deed that meets the state's rules, and in some states an attorney at closing. Texas, for example, says a contract for the sale of real estate is not enforceable unless it is in writing and signed by the person to be bound (Texas Business and Commerce Code 26.01). Most states have a similar rule.

The simple way to cover the legal side is to hire an independent title company or a real estate attorney to handle the closing. They search the title, prepare or review the deed, collect the money, pay off any back taxes or liens, record the deed and send you your funds.

How do I sell land by owner, step by step?

These are the usual steps when you sell land yourself.

• 1. Find the value. Look at recent sold prices for similar land in your county. Our land value estimator and what is my land worth explain how.
• 2. Gather documents: your deed, the parcel number, the latest tax bill, any survey or plat, and any HOA or POA papers.
• 3. Check for problems early. Order a title search, and check for back taxes, liens, missing heirs or no road access.
• 4. Market it. Use land listing websites, a sign on the road, neighbors and adjoining owners, and a flat-fee MLS listing if you want agent exposure.
• 5. Screen buyers. Ask how they will pay, whether they need a loan, and whether they will close in their own name.
• 6. Sign a written purchase agreement. See our land purchase agreement checklist.
• 7. Open escrow with a title company or attorney. Earnest money should go to them, not to either party. See earnest money on land.
• 8. Close. You sign the deed, the title company or attorney records it and pays you by wire or check. The settlement agent usually files IRS Form 1099-S for the sale.

How much does a realtor charge to sell vacant land?

There is no set rate. Commissions are not set by law and are fully negotiable, and listing agreements under the NAR settlement must say so in plain view. In a 2024 court filing, the Justice Department noted that U.S. broker commissions on homes have stayed near 5% to 6% for decades. For land, brokers often ask for a higher rate on low-priced parcels, because the work is similar and the price is smaller. Some charge a flat minimum fee.

Read the listing agreement for the rate, the length of the listing, and whether you owe a commission if you find the buyer yourself. See selling land listed with a realtor if you are already under contract with an agent.

Does a land buyer pay the realtor's commission?

Usually no, not the seller's agent. The seller pays the listing broker under the listing agreement, out of the sale proceeds at closing. Since August 17, 2024, offers of pay to the buyer's agent can no longer be posted on the MLS, and buyer agents in the NAR system must sign a written agreement with the buyer before touring that states their pay. That pay can come from the buyer, or the seller can agree to cover it as part of the deal.

When you sell to a direct cash buyer with no agents on either side, there is no commission to pay. When you sell by owner to a buyer who has an agent, expect that agent to ask you to pay some or all of their fee. You can say yes, no or negotiate.

Should I list with a realtor or sell to a cash buyer?

It depends on the land and on you. Be straight with yourself about both.

• List with an agent if the land has road access, utilities nearby, a clear title, and you can wait several months. You will likely get a higher price, even after commission.
• Sell by owner if the land is easy to sell, you have time to market it, and you are comfortable with paperwork and screening buyers.
• Consider an auction for unique or high-demand land where competition can set the price.
• Consider a direct cash buyer if speed matters, the land has back taxes, liens, title issues, no road access or many heirs, you live far away, or the carrying costs are adding up. You will usually get less than full retail, but you skip commission, months on the market and the risk of a buyer who cannot get a loan.

What paperwork do I need to sell land myself?

Requirements vary by state and county, so ask the title company or attorney for their list. Most sales use:

• The current deed or other proof of ownership, and a photo ID for every owner on title.
• The parcel number and legal description.
• A written purchase agreement signed by buyer and seller.
• A new deed signed and notarized at closing, plus any state transfer tax form. See the closing costs guide.
• A payoff statement for any mortgage, lien or back taxes. See selling land with back taxes.
• For inherited land: the death certificate, probate letters or an heirship affidavit. See how to sell inherited land.

How do I avoid scams when I sell without an agent?

Without an agent, you are the one who screens buyers. Never pay an upfront fee to sell your land. Use a title company or attorney that you look up yourself, not one the buyer gives you a link to. The CFPB warns that scammers send fake wiring instructions by email near closing. Confirm any payment or wire details by phone with a number you saved earlier. See how to check a land buyer is legit.