John Hall and Company has over 35 years invested in selling land in Alabama. Today, we answer the question, “Why Hire an Agent to Sell Land?” The article highlights the perks of hiring an experienced and knowledgeable real estate agent who specializes in the sale of land in Alabama. The question landowner ask themselves when thinking about selling their property is,

“Why should I hire an agent to sell my land? Won’t I save money selling my land myself?”

At times it may seem more beneficial to list your property “For Sale by Owner”. But more times than not, hiring an expert to do the job is the best move. The right land agent will save time, money, and headaches.

Agents Must Have Experience Selling Land in Alabama

A real estate agent’s biggest asset would be their experience. When I say experience, I’m not just referring to how many years that agent has been in the business. There are multiple factors that give a land agent “experience”.

An experienced and qualified land agent will be able to inform not only the seller but every potential buyer that is interested in the property about the features of the property. Much of the knowledge a land agent has acquired about land comes from dealing with land day in and day out.

Agents Negotiate the Land Selling Price

A good land real estate agent contributes to controlling the negotiations. The agent is the person in the middle is a useful way of handling negotiations while keeping emotions out of the decision-making. Clients relying on the advice of a well-experienced land agent can oftentimes mean walking away from the closing table with more money in your pocket.

Experienced real estate agents thoroughly know the process, know how to counter offer, understand terms of the contract, and know how to get the deal closed.

Agents Need a Network of Land Resources Across Alabama

A good land agent will have contacts and references from their experience working in the land industry daily. We refer our clients to the trusted and true professionals across the state from an estate attorney, a registered forester, financing options, to all the needs related to selling property.

Agents Research the Property Value

The big question is

“What is my property worth?”

A real estate agent who specializes in land sales will evaluate and establish a value for your property. Your land agent will provide you with their Brokers’s Opinion of Value or “BOV”. This will show you the price properties similar to yours are selling for in the area and the differences those properties have compared to yours. Once an agreement can be made on the value, then the agent will provide you with a marketing plan. Different properties attract different buyers. A real estate agent can get your property in front of the right people looking for properties like yours.

Register for a free “Broker’s Opinion of Value” with a John Hall and Company agent.

Agents Market Properties to Sell

We give your rural land the maximum amount of exposure which is critical. Our job is to bring you the buyer who is willing and able to buy your property.

We promote and advertise your property through:

• e-newsletter
• land real estate website directories
• email blasts
• social media
• John Hall and Company website directory
• flyers
• brochures
• word of mouth
• signage
• outdoor expos, etc.

The advertising avenues we use are targeted at different pools of buyers who are attracted and interested in specific types of properties.

Agents Sell the Land

The next perk of hiring a real estate agent who specializes in land sales is the capability to show the property. We show land when buyers are available- weekdays, weekends, mornings, and afternoons.

The goal is to give an accurate evaluation of a property. Our agents are equipped with UTVs, ATVs, and 4-wheel drive trucks. Agents walk the property when needed to make sure it is properly shown. John Hall and Company know that buyers cannot make a true assessment of land through a car window on the side of the road.

Why hire an agent to sell land?

Listing your property with a real estate company is a decision that you as a landowner should take seriously. Having an experienced, hardworking, and knowledgeable agent to represent you in the sale of your property is a decision that you won’t regret. Each listing is an investment for John Hall and Company. We work hard to sell all listings and to get a return on your investment. Call today and interview us to sell your property (334)270-8400.

Click here to learn more about our free “Broker’s Opinion of Value” we offer future clients.

We invite you to review other articles in our Selling Series

Selling Land in Alabama- The John Hall Advantage 

How Does Selling Land Work?

What is My Property Worth?

What Does it Cost to Sell Land in Alabama?

How Do I Prepare Land to Sell?

Why Hire An Agent to Sell Land?

Welcome to the John Hall and Company Selling Land in Alabama series. In part five, John Hall answers the question “How do I prepare the land to sell? Our founder personally has over 35 years invested in selling land and commercial real estate across Alabama.

There are several tasks most people do when they prepare to sell their home. This item might include: service the HVAC; paint and repair rotten wood, update the landscaping, and straighten up furniture and closets, etc. A similar concept applies to preparing your land for sale, but it is a vastly different process than selling residential property.

Land properties are not the same. You would treat a 60-acre wooded tract differently than a 400-acre recreational tract with amenities.

Selling Land- Small Wooded Tract

Let’s begin with preparing a 60+/- acre wooded tract for sale. Firstly, the owner should consider thinning some timber and using the money to install a good trail system and 1 or 2 wildlife plots. Secondly, getting a boundary survey or at least mark each corner clearly is recommended. It is important that there are no boundary line disputes or easement issues with neighbors. Finally, a sturdy metal entrance gate with a lock is a nice feature.

John Hall and Company can help the seller to find the right people to do the improvement. We have several services we offer to our sellers. For example, if an owner doesn’t know how to hire a logger and/or contractor to do the improvements we have experts who we know and trust. The main reason to do this upfront work is

“You can’t sell a tract unless you can show it.”

If the owner does not want to prepare the tract as we have recommended, he can sell it strictly to a timber buyer. The seller can expect to get 25% to 30% less i.e. $400-$500 per acre less at the closing of the sale.

Selling Land- Large Land Tract

Now, let’s discuss a 400 +/- acre tract of recreational property. This property has a cabin, equipment, shed, a 3 to a 10-acre fishing lake, and wildlife plots with permanent deer stands. This type of property is a land broker’s dream listing when it is maintained and “shows well.”

“What should the owner do to prepare this property for sale?

Selling a large tract of land may require similar action to the small tract discussed earlier. The owner should mark all property lines and corners and install “No Trespassing” signs. It is always helpful to have a boundary survey. The seller can expect to pay $5,000 to $7,500 for a survey. A survey is the only way to determine the exact acreage. A property this size may sell for $3,000 to $3,500 per acre.

Land management before a showing will make a huge difference in the selling price. Trails need to be bush hogged and “limbed up”. Wildlife plots need to be planted in winter or mowed in summer. Pine stands need fire lanes established.

Proper care of lakes, streams, and ponds on the land is important. The fishing lake should have some clean, mowed areas along the bank, a well-maintained boat dock, and fish feeders. Fertilizing and adding lime to the pond will provide plankton for a healthy fish population. Hopefully, the pond provides good fishing because it is such a joy to see a 3-year-old catch his or her first fish!

Click here to learn more about our free “Broker’s Opinion of Value” we offer future clients.

Selling Land- Preparing Structures

Evaluate buildings on the property. Do the required maintenance and renovations to bring the building up to standard for the selling price.  Any house or cabin on the property needs to be in very good condition with no roof leaks, no rotten wood, etc. The HVAC, plumbing, and appliances should be in good working order. Equipment shed or barns need to be cleaned up with all equipment/tools neat and orderly.

The owner should incorporate best management practices for his land, timber, and wildlife. Not every practice is cost-effective for every owner. My team can help you assess what investment will be best for you to get the best return.

You must create a good first impression for your land broker and your prospective buyer when they arrive at your property!

-John E. Hall, Jr. CCIM

We invite you to review other articles in our Selling Series

Selling Land in Alabama- The John Hall Advantage 

How Does Selling Land Work?

What is My Property Worth?

What Does it Cost to Sell Land in Alabama?

How Do I Prepare Land to Sell?

Why Hire An Agent to Sell Land?

Welcome to the John Hall and Company Selling Land in Alabama series. Today, we answer the question, “What Does It Cost To Sell Land in Alabama?”

The first conversation with a new client involves outlining the costs associated with buying or selling property.   It is very important to understand costs. Please, note that expenses will vary among real estate transactions.

Up Front Costs

Sellers are responsible for certain closing costs along with the real estate commission to the listing broker. However, there are other up-front costs that may be required to make the property suitable to sell. The agent should do an assessment on the property and suggest to the seller what to do to get the best return on their investment.

These costs may not always be necessary, but they can greatly improve profits. For instance, the property owners will definitely want to make changes to improve the aesthetic appeal for prospecting buyers.

Key Investments for Selling

One key investment is having a good road system on the property. A good internal road system will appeal to a future owner. In addition, the right road gives curb appeal and accessibility during showings. The cost of an internal road system is dependent upon the condition of the existing road and the size of the tract.

Other important costs are incurred with maintenance expenses such as mowing, land clearing, spraying, planting, etc. These costs are a relatively minor part of the transaction but can go a long way in getting the property sold quickly for the asking price.

Land Survey

A land survey is an additional cost that sellers should seriously consider.   Surveys are not required, but they are a great asset in selling a piece of property. Buyers will want to have a clear understanding of exact acreage and boundary lines before moving forward with a purchase. A survey gives the buyer assurance of no underlying issues such as encroachments or any kind of boundary line disputes. Costs of surveys vary depending on the size and shape of the property. It is best to consult with your listing broker to determine if doing a survey is justifiable before putting a piece of land on the market.

Closing Costs

After an agreed-upon sales price, costs will then be settled at closing. The majority of fees are negotiable as to who pays between buyer and seller. However, there are standard fees assigned to each party.  Sellers often account for costs such as agent’s commission, deed preparation, prorated taxes, attorney fees, and any judgments or liens tied with the property. The agent’s commission is an agreed-upon percentage of the sales price between agent and seller.

In closing, all land sales transactions are unique in their own way. This article gives sellers a good outline of standard costs.  These factors emphasize the need to consult with a qualified broker. Selling a piece of property can seem like a big task, but having an experienced land agent to guide the process is critical in obtaining the desired profit.

Click here to learn more about our free “Broker’s Opinion of Value” we offer future clients.

-Staff

We invite you to review other articles in our Selling Series

Selling Land in Alabama- The John Hall Advantage 

How Does Selling Land Work?

What is My Property Worth?

What Does it Cost to Sell Land in Alabama?

How Do I Prepare Land to Sell?

Why Hire An Agent to Sell Land?