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Blog Posts
07/23/2025
David A Stone
If you're an out-of-state landowner, you know the drill: annual property tax bills arrive like clockwork for a piece of land you've maybe never even set foot on. It's a financial drain with no immediate benefits, and the thought of selling can feel overwhelming.
But what if I told you there's a simpler way to offload that burden without the endless waiting game of traditional real estate?
Let's start with the basics. Selling land isn't like selling a house.
Homes have curb appeal, kitchens, and bathrooms to showcase, but raw land? It's often just dirt, trees, and potential – and that's where realtors struggle. Many agents specialize in residential properties and don't have the expertise to market vacant land effectively. They might list it on the MLS, slap up a sign, and hope for the best, but without targeted marketing to developers, farmers, or recreational buyers, your land could languish on the market for six months, a year, or even longer. In fact, data from real estate analytics shows that vacant land listings take an average of 200-300 days to sell in many markets, compared to just 60-90 days for homes.
Now, add in the costs: realtor commissions typically eat up 6-8% of the sale price, plus closing costs that can tack on another 1-2%. And the risks? Buyers can often back out at the last minute due to financing issues or cold feet, leaving you right back where you started – paying taxes and holding onto an asset that's not serving you.
Enter the investor route – like selling directly to someone like me. As a land investor, I buy properties with cash, which means no waiting for buyer loans to approve. We can close in as little as 30 days, sometimes even faster, putting cash in your pocket ASAP and eliminating those ongoing tax worries.
No commissions, no closing costs on your end, and no risk of the deal falling through because there's no third-party financing involved. I've helped dozens of out-of-state owners just like you turn forgotten parcels into immediate cash, often without them ever needing to visit the property.
If you're tired of the drain, reach out – let's chat about your property and how we can make the process effortless.
But what if I told you there's a simpler way to offload that burden without the endless waiting game of traditional real estate?
Let's start with the basics. Selling land isn't like selling a house.
Homes have curb appeal, kitchens, and bathrooms to showcase, but raw land? It's often just dirt, trees, and potential – and that's where realtors struggle. Many agents specialize in residential properties and don't have the expertise to market vacant land effectively. They might list it on the MLS, slap up a sign, and hope for the best, but without targeted marketing to developers, farmers, or recreational buyers, your land could languish on the market for six months, a year, or even longer. In fact, data from real estate analytics shows that vacant land listings take an average of 200-300 days to sell in many markets, compared to just 60-90 days for homes.
Now, add in the costs: realtor commissions typically eat up 6-8% of the sale price, plus closing costs that can tack on another 1-2%. And the risks? Buyers can often back out at the last minute due to financing issues or cold feet, leaving you right back where you started – paying taxes and holding onto an asset that's not serving you.
Enter the investor route – like selling directly to someone like me. As a land investor, I buy properties with cash, which means no waiting for buyer loans to approve. We can close in as little as 30 days, sometimes even faster, putting cash in your pocket ASAP and eliminating those ongoing tax worries.
No commissions, no closing costs on your end, and no risk of the deal falling through because there's no third-party financing involved. I've helped dozens of out-of-state owners just like you turn forgotten parcels into immediate cash, often without them ever needing to visit the property.
If you're tired of the drain, reach out – let's chat about your property and how we can make the process effortless.
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Recent Blog Posts
- Inherited Land Blues: How to Turn a Family Heirloom into Hassle-Free Cash
- Out-of-State Landowners: How to Sell Your Unused Property Without the Hassle of Realtors
- Land Market Boom: Timing Your Sale for Tiny Homes, Ranches, and Recreational Escapes
- The Hidden Costs of Listing Land with a Realtor: Commissions, Delays, and Buyer Risks Exposed
- Why Your Vacant Land is Sitting Unsold – And How Cash Buyers Can Change That
We are experienced real estate investors in Eastern Tennessee and specialize in off-market properties.
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