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How to Price Land for Sale
The asking price is the single biggest decision in a land sale. Set it too high and the listing goes stale, buyers start to wonder what is wrong, and the land often ends up selling for less than a sensible first price would have brought. Set it too low and you give money away. Here is a practical method for pricing vacant land: the comps to use, how to adjust them, and the three kinds of outside opinion you can get.
- Sold comps, not asking prices
- Adjustments that move the number
- No commission, no closing costs
- Written offer within 24 hours
- Close in as little as 14 to 30 days
- A firm offer as a benchmark
★★★★★ 4.9 from 13 verified Google reviews — read them · we buy with our own capital and pay all closing costs
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Sellers setting an asking price
Use land that sold, not land that is listed
Listing sites are full of land priced on hope. Many parcels sit for a long time, get reduced, and finally sell for well under the original ask, or never sell at all. If you price off active listings you will almost always come out too high.
Sold prices are public. The county register of deeds or assessor records each sale, and many county GIS sites show the last sale price on the parcel card. Land agents can pull MLS solds. Aim for at least three to five sales within a few miles and the last year or two, adjusting for older ones if the market has moved.
Compare by size band, because price per acre shrinks as size grows
A 2-acre lot and a 60-acre tract in the same county can sell for very different amounts per acre. Small parcels are bought as home sites and priced in total dollars; larger tracts are bought for farming, hunting or timber and priced by the acre, at a lower rate. So compare your land only with parcels in a similar size band.
Rough bands that behave alike: under 5 acres, 5 to 20, 20 to 80, and larger. Divide each comp’s sale price by its acres to get a per-acre figure, then look at the range for your band rather than a single number. Our pages on price per acre and the acre-by-acre guides, such as 10 acres, help with the national context.
Adjust each comp for the things buyers pay for
Once you have a range, move your number up or down against each comp. Access: paved road frontage beats a gravel easement, and a landlocked parcel trails both. Frontage: more road frontage means more driveway options and more ways to split. Utilities: power at the road and public water add value; a long line extension subtracts it.
Then the drags. Flood zone or wetlands reduce the usable ground, sometimes by most of it. A failed perc test can take a home site out of play. Steep slopes, odd shapes, deed restrictions, back taxes and title questions all push the price down. Be honest about which of these your land has, because buyers will find them.
What overpricing really costs
Most interest in a new listing comes in the first few weeks, while it is fresh in buyers’ searches. An overpriced parcel uses up that window. After that it becomes the listing everyone has already seen, and price cuts tend to invite lowball offers rather than fix the problem.
Meanwhile the carrying costs keep running: property taxes, insurance, mowing or code enforcement, and the time you spend on it. If you are paying a commission, that is figured on the final price, not the one you asked for. The faster route is usually a well-supported price from day one.
Appraisal, broker opinion or cash offer
A licensed appraiser gives a formal, independent opinion of market value, which is useful for estates, divorces, lenders and disputes. It costs money and takes time, and it values the land as if it were marketed normally. A broker’s price opinion from a land agent is usually free and based on the same local comps, though the agent also hopes to win the listing.
A written cash offer is different again: it is not an estimate of market value but a real price you can accept today. It is usually below a retail listing price, because the buyer takes on the time and risk, but it tells you exactly what a quick, certain sale is worth. Many sellers get all three and price the listing between them.
Get a benchmark from us
We research parcels the same way, with comps, access, flood, zoning and utilities, and send a written cash offer within 24 hours. There is no commission, we pay the closing costs, and we can close in as little as 14 to 30 days.
If you would rather list, use our number as the floor and price above it with confidence. Our guide to how to sell vacant land covers the rest of the process, and realtor fees for selling land explains what a listing costs.
Why sellers use our offer to set a price
Real comps
We price off sold land, not listings.
Adjusted
Access, flood and utilities weighed.
Benchmark
A firm number to price a listing against.
Fast
Written offer within 24 hours.
No commission
You keep the agreed price. We pay closing costs.
No obligation
Use it however helps you.
Getting your offer, step by step
Three steps, no obligation at any point, and no cost to you at any stage.
One call or one form
Tell us the address or APN and the rough size. You do not need a survey, a plat or the tax bill in front of you — we look all of that up.
We value it properly
We research the parcel ourselves, at our cost, before we quote. We price it off recent sales of similar acreage and adjust for access, soil, flood mapping, timber and shape. No cost to you, no commitment.
Written offer, your decision
You have our number in writing within 24 hours. If you take it, a licensed title company closes it and we cover the standard closing costs — typically 14 to 30 days.
Selling to us vs. listing it
Both are legitimate. Listing can bring a higher gross price if you have time, the tract is easy to finance and you can carry the taxes while it sits. Here is the honest comparison.
| Selling to Dreamify | Listing with an agent | |
|---|---|---|
| Who you are dealing with | A direct cash buyer — we are the ones purchasing | An agent marketing it to someone else |
| Commission | None | Typically 6–10% on land |
| Closing costs | We cover them | Usually split or seller-paid |
| Repairs, survey, clean-up | Not your problem | Often requested by retail buyers |
| Financing risk | None — cash | Land loans fall through often |
| Timeline | As little as 14 to 30 days once title work is back | Land can sit on the market for months |
Land we buy
Land we buy
- Vacant, raw and bare land
- Inherited and heir property, including multiple owners
- Land with back taxes or a delinquent tax bill
- Out-of-state and absentee-owned parcels
- Farm, timber and hunting acreage
- Small residential lots and infill parcels
- Landlocked tracts and parcels with access questions
- Land that failed a perc test
- Tracts tied up in an estate or probate
- Property you inherited and have never seen
- Mobile home parks and RV parks
- Self-storage facilities — considered case by case
What we don’t buy
- Houses and other residential buildings
- Land you do not have the authority to sell
- Parcels where a co-owner has not agreed to sell
- Property already under contract with someone else
If we are not the right buyer for your parcel we will say so on the first call rather than waste your time.
We buy with our own money — here is what we have closed
We are a principal buyer using our own capital, not a lead broker collecting details to sell on. A sample of tracts we have bought and closed:
| Tract | Where we closed it |
|---|---|
| 6.24 acres | Jasper County, Georgia |
| 8.5 acres | Pike County, Mississippi |
| 5.05 acres | Dawson County, Georgia |
| 32.3 acres | Perquimans County, North Carolina |
| 72 acres | Pike County, Mississippi |
| 10.7 acres | Morgan County, Georgia |
A sample of tracts we have bought and closed ourselves. We are a principal buyer, not a broker — every one of these was purchased with our own funds through a licensed closing agent.
What sellers say
Every quote below is a real, verified Google review of Dreamify Properties — 4.9 stars across 13 reviews.
“I had a great experience working with John and Dreamify on the marketing and sale of land in Georgia. John was reasonable, fair, and thorough throughout the transaction, and was very pleasant to work with.”
“Dreamify made a fair offer on our property in Alabama… Over the past couple years I’ve had a hundred texts and phone calls from land companies wanting to buy — from low-balling to wanting to put you under contract for 6 months and walk away on the last day. Dreamify followed through on every part of the deal.”
Questions we get asked
How do I figure out what to list my land for?
Find three to five similar parcels that sold nearby recently, compare price per acre in your size band, and adjust for access, utilities and flood.
Should I price land off Zillow or listing sites?
No. Asking prices are often far above sale prices. Use recorded sales from the county or MLS solds.
Is an appraisal worth it for vacant land?
For estates, lenders or disputes, often yes. For a simple sale, a broker opinion plus a cash offer may be enough.
What happens if I overprice my land?
It tends to sit, draw lowball offers after price cuts, and keep costing you taxes and upkeep.
How fast can you close?
We give a written offer within 24 hours and can close in as little as 14 to 30 days. If your timeline is longer, we close on the date that suits you.
What does it cost me to sell to you?
Nothing. No commission, no closing costs, no document fees. We buy with our own capital and pay the closing costs ourselves.
Other situations we buy in
How much is my land worthLand prices per acre
Realtor fees for selling land
Find out what your land is worth to a cash buyer
Send the parcel details and we’ll research the property, answer your questions, and put a clear no-obligation offer in writing within 24 hours.
Life changes — more guides for sellers
Divorce, a move, a loss in the family, care costs, retirement or a parcel that turned into a headache. Whatever is behind the decision to sell, here is how we handle it.
- Divorce
- Relocating
- Loss of a spouse
- Paying off debt
- Bankruptcy
- Bought sight unseen
- Squatters or dumping
- Code violations
- Land that won't sell
- Buyer backed out
- Co-owner
- Owned by an LLC
- Nursing home costs
- Medical bills
- Job loss
- Retirement
- Storm damage
- Never built on
- Old mobile home on it
- Down payment on a house
- Sell or leave to kids
- Power of attorney
- Paying for college
- Farm or hunting lease
- Selling to a data center
- Selling or leasing for solar
- Capital gains tax on a land sale
- Selling to a developer
- Selling part of your land
- Owner financing
- Documents needed to sell land
- Who pays closing costs
- How long it takes to sell land
- Sell or keep your land
- Selling to a family member
- Selling land on Zillow
- Selling on Facebook Marketplace
- Selling timber off your land
- Selling without mineral rights
- Pipeline easement on your land
- Property taxes on vacant land
- Selling land at auction
- Selling land for conservation
- Land prices per acre
- Can I sell land for any price?
- Selling land without a deed
- How much 100 acres is worth
- Do I need a lawyer to sell land?
- Selling land with an encroachment
- Selling land with a cemetery on it
- How much 10 acres is worth
- How much 40 acres is worth
- Realtor fees for selling land
- How to sell a vacant lot
- 1031 exchange on vacant land
- Selling land to a neighbor
- Why you get offers for your land
- How much 5 acres is worth
- How much 20 acres is worth
- How to sell farmland
- Selling tax deed property
- How much 1 acre is worth
- How much 50 acres is worth
- How to subdivide land
- Cost to remove a mobile home
- Abandoned mobile home on your land
- How to sell vacant land
- How much 2 acres is worth
- How much 160 acres is worth
- Vacant land purchase agreement