Sell Land By Owner

Most land sellers make the mistake of stopping too soon. They assume selling land works the same way as selling houses: put it on the MLS, let Zillow or Realtor.com feed it out, and then sit back until a buyer shows up.

That's why 40% of listings never sell.

Here's the truth: land buyers are a different breed.

They're often investors, builders, or out-of-state buyers looking for opportunity.
They don't hang out where traditional home buyers shop.
They use land-specific marketplaces, flat-fee MLS for credibility checks, and investor hubs to spot deals.
And unlike home buyers, they can be sporadic. Many aren't actively hunting — but the moment they see the right lot pop up (in an ad, a land site, or even while scrolling social media), they decide to buy.

The MLS should be part of your strategy — but it can't be where you stop. If you only list there and hope, you'll be invisible to the majority of serious land buyers — and you'll miss out on the impulse buyers who weren't even planning to buy until your property caught their attention.

The 3 Places Land Buyers Actually Shop

1. Land-Specific Websites

These are the marketplaces built specifically for land. Serious buyers and investors may start here.

Must-Use Sites:

Land.com Network (includes Land And Farm, Lands of America, LandWatch) – a bundle that gets huge reach.
LandFlip.com – Strong for smaller parcels and entry-level buyers.
LandCentury.com – Budget-friendly listings, good for smaller rural lots.

Why they matter:

They filter out "looky-loos." The people here are actively looking for land.
Many are cash buyers or investors who are ready to move fast.
Your listing is side-by-side with other land-only inventory, not buried under houses.

⚡ Pro Tip: Don't just list and hope. Many of these platforms offer upgrades (featured spots, more photos, bold text). Test one or two — sometimes a $50 upgrade can push you to the top and bring dozens more eyes.

2. Flat-Fee MLS + Zillow/Redfin Exposure (Credibility Boost)

What is the MLS?

The Multiple Listing Service (MLS) is the central database where licensed real estate agents list properties. Traditionally, only agents and brokers could post there. Once a property is on the MLS, it automatically feeds into major sites like Zillow, Realtor.com, Trulia, Redfin, and dozens of others.

Why does this matter?

For decades, the MLS has been the "official" marketplace for real estate. Buyers (and even banks, title companies, and appraisers) see a property on the MLS and assume it's legitimate and verified. In the past, if you wanted that credibility, you had to hire a full-service agent and agree to pay commissions — often 6–10% of the land sale price split between buyer's and seller's agents.

How has it changed?

Today, flat-fee MLS services make that same exposure available to anyone. For as little as $99, you can list your property directly in the MLS without paying thousands in commission. You keep control of the sale, you negotiate directly, and you only pay a buyer's agent commission if you choose to. (We do recommend offering it — more on that later!)

Why is it a credibility boost?

The likelihood is roughly 50/50 that your buyer will come through the MLS and the other half through all other sites combined. That makes MLS a must — you can't afford to skip it.
Buyers are trained to search Zillow, Redfin, and Realtor.com — all fed by the MLS.
Many buyers (especially out-of-state ones) won't trust a property that isn't listed there.
It shows your lot side-by-side with agent-represented properties, making you look just as legitimate without giving up big commissions.

3. Investor Hubs & Buyer Networks (Your Secret Weapon)

Not every land buyer is an "end user" who wants to build a home or cabin. A huge share of the market is made up of investors, flippers, and small developers who are constantly searching for opportunities. They may not always pay top-of-market, but they close fast, pay cash, and create urgency — which can give you leverage when negotiating with retail buyers.

Where to Find Them

Facebook Marketplace + Land Groups

Start by joining local land-specific Facebook Groups like "Florida Land for Sale" or "[Your County] Buy/Sell Land." Make sure you get accepted into the groups first.
Then, when you post your property on Facebook Marketplace (under "Miscellaneous"), the system will ask if you'd like to share the listing to groups you belong to. Select the land groups right there while your listing is going live.
👉 You can still go back and add the listing to more groups later as you get accepted into them — but the process isn't always perfect, so it's better to line up your groups in advance.
This way, you get maximum exposure: Marketplace catches casual browsers, while groups connect you directly with locals and investors who actively watch for land deals every day.

Craigslist (Real Estate Section)

It may feel old-school, but Craigslist still works surprisingly well, especially for bargain-hunting buyers and small investors.

InvestorLift.com (Advanced Secret Weapon)

InvestorLift is the largest hidden investor/wholesaler network in the country. Properties listed there are fed to tens of thousands of investors nationwide whose buying criteria match.
Normally, it's closed off — reserved for full-time investors paying $2,000/month minimum.
But as a bonus for course members, we can list your property on InvestorLift for just $99.

⚡ Pro Tip: Price it lower than your MLS listing — closer to your bottom number. Investors are looking for deals, and if you hit their buy-box, they'll pay cash fast.

👉 To get listed, email: InvestorLift@SellVetted.com for instructions.

Buyers' Lists

Many investors (and even single-lot owners) run ads and build private email/text lists of people looking for land.
These lists aren't just "big sharks." They often include individual lot owners who already live in the area and want another parcel for expansion, privacy, or family.

How to Find Them:

Google terms like:

"Sell land for cash fast"
"Cash land buyers [City or State]"

You'll see ads and websites from active land investors who constantly buy, sell, and market land.

👉 Heads up: Most of these investors will first try to buy your lot directly at pennies on the dollar. That's not your goal here. Instead, you're asking them to blast your property to their buyers list in exchange for a small marketing fee or a cut if their buyer closes.

When This Strategy Makes Sense

If your property is moving slower than expected.
If it's a unique lot with a limited buyer pool.
If you need extra exposure in a hurry.

I almost never have to use this strategy myself — but it's good to keep in your back pocket just in case.

Outreach Email Template:

Subject: Land Available – Would You Share With Your Buyers List?

Hi [Investor's Name],

I own a parcel in [County/City, State] and I'm looking to get it in front of more buyers. I know you work with a list of land buyers in the area.

Would you be open to sending this out to your list in exchange for a small marketing fee, or a cut if one of your buyers closes?

Here are the basics:

Location: [Parcel address or APN]
Size: [Acres]
Asking Price: $[Price] (priced below MLS for a fast sale)
Key Features: [Road access, utilities, zoning highlights]
Photos/Map: [Link to listing or Dropbox/Google Drive folder]

If interested, I can send over full details. Let me know what works best on your end.

Thanks,

[Your Name]

[Your Contact Info]

Key Takeaway

Land doesn't sell itself — it needs to be seen where land buyers actually shop. Focus on the essentials, in this order:

Flat-Fee MLS – for exposure, credibility, and about 50% of all land sales.
Land-Specific Marketplace (e.g., Land.com) – where serious buyers go to find land.
Social Media (Facebook Marketplace & Groups) – to catch locals and impulse buyers.
InvestorLift or Investor Networks – as a backup channel when you need speed or have a unique lot.

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