Breckinridge · Meade · Grayson · Hardin · Rough River · Louisville metro
Whether it's forty acres, a lake lot or the house you grew up in, the first question is the same: what will it actually sell for? I'll work that out from what has really sold around you, show you how I got there, and tell you how I'd go about selling it. If the number isn't what you hoped, you'll hear it from me before you sign anything.
01 · Price
I start with sales off your road and nearby, including the ones that never went through the MLS, then work in your access, frontage, water and what adjoins you. You get the number and every sale behind it. If it would bring more split up, or a season from now, I'll tell you that too.
Comparable sales
Access & frontage
Split or whole
Timing
02 · Marketing
It goes on the MLS, which puts it on the big search sites where most buyers start looking. For land, I'll also reach out to the adjoining owners directly, since they're often the first people who'd want it.
MLS & search sites
Adjoining owners
Signs
Showings
03 · Closing
I'll walk you through every offer, the terms as well as the price, and handle the back and forth through inspection, appraisal and closing. If the buyer's inspection turns something up, we'll go through what's worth fixing and what isn't.
Offers & terms
Inspection & repairs
Appraisal
Closing
An online estimate is working off square footage and whatever sold nearest to you. It has no idea about your access, or which end of the field holds water, or what the place across the road actually brought, because plenty of what sells out here never gets listed anywhere. I'll go find all of it and show you where the number came from.
Just so you're aware, if we can't land on a price that will actually sell, I'd rather not take the listing. A sign sitting in your yard until next spring doesn't do either one of us any good.
No cost, no obligation. A phone number or an email is enough, and I'll get back with you as soon as possible.
Eighteen acres two counties over is not a comp for your eighteen acres. Access and what adjoins you move the per-acre number more than the acreage does. Price it high and it sits a year, then goes for less than it would have brought the first week it was up.
Sometimes a place is worth more split and sometimes splitting it ruins what made it worth buying. Either way that gets decided before the sign goes in the yard, not after it has been sitting for months.
Out here your buyer is often whoever's fence already touches yours. They probably aren't sitting up at night watching listings. You reach a buyer like that by calling them, or by stopping to talk to them.