Jonathan Goode- Land for Sale in West Alabama

"Who should I list my land with?" is a question I was asked this week by an owner in Mississippi. Since this owner was out of my area, I had to do some digging before I referred him to a top-notch land agent. Many landowners are faced with this tough decision once they have decided to sell their land and do so using an agent.

All licensed real estate agents are not equally good at helping you sell your rural property. If you owned an exotic car, you would not take it in for maintenance to a small engine shop for repairs. Listing your hunting land or farm with a predominantly residential real estate agent can be a mistake as well. Landowners need to choose an agent and a company that can market and sell their rural property in a way that meets the sellers' objectives.

Since all real estate agents are not equally knowledgeable and skilled at selling land, how should you select the right agent? Here are a few suggestions from a land agent's perspective that I think are fair and will help you choose a professional who can help you get the deal closed.

1. Ask your friends and family. Ask people you know who they have used to sell their land and if they would recommend them to you. This is usually one of the natural steps and most effective ways of finding someone you will feel comfortable with.

2. Google search for relevant terms like "Land for sale in Perry County, Alabama" or "Alabama Land Agent". If you are an out-of-state or out-of-area landowner who wants to sell their rural property, but you do not know anyone in the area this can be a helpful tool for identifying potential agents. Notice I said "identifying potential agents" because this is a preliminary step in the selection process.

3. After identifying potential agents, research how they market their listings. Pay close attention to how well an agent markets their listings online. Recent statistics show that over 80% of buyers preview properties online before getting in their car and driving to look at land. You will get an idea about how much effort an agent will put into advertising your listing. Will your land be visible to potential buyers? It needs to be in this market so that ALL possible buyers are aware that you have a quality piece of land for sale.

4. Professional Designations associated with agents who specialize in land. Look for agents who are members of the National Association of Realtors, a local board of Realtors, Realtors Land Institute(RLI), and have earned the title of Accredited Land Consultant. These agents are demonstrating that they take seriously their commitment to excellence in their profession. Having these designations may not mean much to potential buyers, but it does show that they have worked hard to gain knowledge and proficiency in the discipline of land. Agents that are Realtors have agreed to operate by and be bound to a Code of Ethics, which helps protect landowners in land transactions.

5. Ask a local real estate attorney. Contact a local real estate attorney in the area where you own land and ask them if they recommend an agent. These attorneys will know who closes deals and can help steer you in the right direction.

6. Interview several agents from multiple companies by phone or in person if possible. Talking to someone over the phone or meeting them in person will help you get a better feel for someone than by merely emailing. I recommend having a list of questions prepared when you meet. The two most popular are always: "What is your commission?" and "What is my land worth?". I would also recommend asking how they market land, what is the average time for land to sell, what are the most recent comparable sales in the area, how has your business been lately, and is there anything I can do that will improve my chances of selling my land.

Once you have spoken to several agents and feel comfortable with one, ask them to take a look at your property, with you if possible. You never want an agent to give you a specific figure of what your land is worth without them seeing it. They should be able to provide a fairly close price range of where you should list it, but each property is different and has characteristics that will distinguish them from other properties on the market. List your property with an agent that is not afraid to get out and walk the boundaries and trails on your land. An agent sitting in the car and pointing out features to prospective buyers seldom helps an owner sell their property.

7. Once you feel comfortable with the agent, sign the listing agreement. For rural land these agreements typically run for a longer period of time than residential properties. Listing agreements may last 3 to 12 months, and in this market it may take 12 to 18 months to find a buyer for your land. Particularly if you own a large tract of land or if it commands a high asking price, you can probably expect it to take a while to sell. Here is a link to an article about what to expect at a listing appointment.

8. Lastly, check them out on Facebook or other social media. It is amazing what information you can find about someone on their social media pages. Many employers are using this as part of their vetting process for job applicants. You might find that you share common interests with the agent or that you are not fond of what you see on their page. This gives you a closer look at their personal life which can be useful information for you.

I hope you find this information helpful as you look for an agent who can help you sell your land at the right price, in a timely manner, and as smoothly as possible. By spending time researching and choosing the right agent on the front end, you can save yourself a lot of grief and disappointment in the long run. If you would like information about listing your rural land with a land professional in Alabama, please contact me.

"Who should I list my land with?" is a question I was asked this week by an owner in Mississippi. Since this owner was out of my area, I had to do some digging before I referred him to a top-notch land agent. Many landowners are faced with this tough decision once they have decided to sell their land and do so using an agent.

All licensed real estate agents are not equally good at helping you sell your rural property. If you owned an exotic car, you would not take it in for maintenance to a small engine shop for repairs. Listing your hunting land or farm with a predominantly residential real estate agent can be a mistake as well. Landowners need to choose an agent and a company that can market and sell their rural property in a way that meets the sellers' objectives.

Since all real estate agents are not equally knowledgeable and skilled at selling land, how should you select the right agent? Here are a few suggestions from a land agent's perspective that I think are fair and will help you choose a professional who can help you get the deal closed.

1. Ask your friends and family. Ask people you know who they have used to sell their land and if they would recommend them to you. This is usually one of the natural steps and most effective ways of finding someone you will feel comfortable with.

2. Google search for relevant terms like "Land for sale in Perry County, Alabama" or "Alabama Land Agent". If you are an out-of-state or out-of-area landowner who wants to sell their rural property, but you do not know anyone in the area this can be a helpful tool for identifying potential agents. Notice I said "identifying potential agents" because this is a preliminary step in the selection process.

3. After identifying potential agents, research how they market their listings. Pay close attention to how well an agent markets their listings online. Recent statistics show that over 80% of buyers preview properties online before getting in their car and driving to look at land. You will get an idea about how much effort an agent will put into advertising your listing. Will your land be visible to potential buyers? It needs to be in this market so that ALL possible buyers are aware that you have a quality piece of land for sale.

4. Professional Designations associated with agents who specialize in land. Look for agents who are members of the National Association of Realtors, a local board of Realtors, Realtors Land Institute(RLI), and have earned the title of Accredited Land Consultant. These agents are demonstrating that they take seriously their commitment to excellence in their profession. Having these designations may not mean much to potential buyers, but it does show that they have worked hard to gain knowledge and proficiency in the discipline of land. Agents that are Realtors have agreed to operate by and be bound to a Code of Ethics, which helps protect landowners in land transactions.

5. Ask a local real estate attorney. Contact a local real estate attorney in the area where you own land and ask them if they recommend an agent. These attorneys will know who closes deals and can help steer you in the right direction.

6. Interview several agents from multiple companies by phone or in person if possible. Talking to someone over the phone or meeting them in person will help you get a better feel for someone than by merely emailing. I recommend having a list of questions prepared when you meet. The two most popular are always: "What is your commission?" and "What is my land worth?". I would also recommend asking how they market land, what is the average time for land to sell, what are the most recent comparable sales in the area, how has your business been lately, and is there anything I can do that will improve my chances of selling my land.

Once you have spoken to several agents and feel comfortable with one, ask them to take a look at your property, with you if possible. You never want an agent to give you a specific figure of what your land is worth without them seeing it. They should be able to provide a fairly close price range of where you should list it, but each property is different and has characteristics that will distinguish them from other properties on the market. List your property with an agent that is not afraid to get out and walk the boundaries and trails on your land. An agent sitting in the car and pointing out features to prospective buyers seldom helps an owner sell their property.

7. Once you feel comfortable with the agent, sign the listing agreement. For rural land these agreements typically run for a longer period of time than residential properties. Listing agreements may last 3 to 12 months, and in this market it may take 12 to 18 months to find a buyer for your land. Particularly if you own a large tract of land or if it commands a high asking price, you can probably expect it to take a while to sell. Here is a link to an article about what to expect at a listing appointment.

8. Lastly, check them out on Facebook or other social media. It is amazing what information you can find about someone on their social media pages. Many employers are using this as part of their vetting process for job applicants. You might find that you share common interests with the agent or that you are not fond of what you see on their page. This gives you a closer look at their personal life which can be useful information for you.

I hope you find this information helpful as you look for an agent who can help you sell your land at the right price, in a timely manner, and as smoothly as possible. By spending time researching and choosing the right agent on the front end, you can save yourself a lot of grief and disappointment in the long run. If you would like information about listing your rural land with a land professional in Alabama, please contact me.

Should you list your rural Alabama land with an agent or try to sell it on your own? That is a dilemna that many landowners face, and it is a fair question that deserves a thoughtful answer.

Because I am an a professional land agent, my opinion will be honest, but will certainly be biased. So in an effort to be objective, let me point you toward a comment I read recently from financial expert Dave Ramsey. Mr. Ramsey was asked if he would recommend using a Realtor or trying to sell FSBO, and here was his response: "I have had a real estate license for 30 years. Were I to put my personal residence on the market today I would use an active realtor that knows his or her stuff in the marketplace and gladly pay them commission." (You can see the full article here.)

I have written several articles about listing rural property with a professional land agent, such as "What to Expect at a Listing Appointment" and "How a Land Agent Earns His Money". These articles were written in an effort to educate landowners about the benefits of working with a quality agent and the services a professional will offer to help bring your transaction to a successful close.

Here are a few key thoughts about why a professional agent can help the average landower close a deal more quickly, smoothly, and get a higher price than if they sold it alone.

1. Has the pulse of the current real estate market in the area. A turbo-charged agent will be aware of the most recent sales information, will know exactly what buyers are looking for and willing to pay right now, and know what other properties are available that will be competing with your tract. In many cases the agent will be able to advise a landowner about the right asking price that is in line with current values and help you sell more quickly.

2. An Agent has a bigger network of buyers than a FSBO seller. In this market your property needs to be advertised to every prospective buyer looking for parcels like yours. A recent survey says that over 80% of land buyers begin their search online. A good agent will be advertising your property on all of the major land websites, among their personal network, print advertising, signage, and social media. This broadcasts your property much farther than you can do alone, and extends the marketing reach of your property world-wide.

3. An experienced agent helps lead to a smooth closing. An agent doesn't earn his money attracting buyers or showing property. The agent's work really begins when a buyer is ready to present you an offer. Negotiations, handling surveyors, inspections, and closing attorneys helps keep the deal on track. There is a remarkable amount of work that goes into most real estate deals in this market, and having a top-notch agent will help you achieve your goals.

There are many other points I could make in this article, but I will end with the simple thought that you may be able to sell your rural land on your own, but just like Dave Ramsey says, you will make more money and save more time by working with a high-octane real estate agent.

If you are considering selling your rural Alabama land, please contact me to see how the AlaLandCo team can go to work for you.

Please check out my new facebook fan page for my local business: Jonathan Goode- West Alabama Land for Sale.

This page is meant to keep you informed about buying and selling hunting land, farmland, timberland, and recreational properties in Alabama. You will find information on our new listings, price improvements, and and can read informative articles about rural land.

Please check it out and "like" the page to keep up-to-date on what is happening in Alabama's land market.

28 acres +/- of land for sale in Perry County, Alabama for only $49,000.

This tract is a good choice for a small hunting property, a weekend getaway, or a rural homesite. The property consists mainly of pines that were planted in 2004, at a rate of 900 trees per acre, and the owner says they have been growing at about 18 inches per year. Power is available to the property, or it would be a good spot for an off-grid home as well. Wildlife openings have been cut into some of the planted areas, and a good road runs through the center of the tract. A small spring flows on the southwest corner of the property, at a rate of about 10 gallons per minute. The property has a gated entrance and fronts on Pryor Bottom Road. A small residential powerline easement traverses the north part of the tract. The owner also owns about 29 acres on the north side of the road that is also available for a total of 57 acres. This is a privately-owned parcel in the Talladega National Forest. It does not directly border the Forest, but large tracts of the TNF are close by. For more information, please visit my website or call me at 334-247-2005.

Please check out my new facebook fan page for my local business: Jonathan Goode- West Alabama Land for Sale.

This page is meant to keep you informed about buying and selling hunting land, farmland, timberland, and recreational properties in Alabama. You will find information on our new listings, price improvements, and and can read informative articles about rural land.

Please check it out and "like" the page to keep up-to-date on what is happening in Alabama's land market.

57 acres +/- of land for sale near the Sprott community in Perry County, Alabama. This tract is located in the heart of Alabama's Black Belt, which is renowned for producing big bucks! It is also a privately owned piece in the Talladega National Forest, and is only 15 minutes from the beautiful Cahaba River. 

 A thick stand of young pines affords plenty of cover for wildlife. According to the owner these pines were planted in 2004, at a rate of 900 trees to the acre. Perry County Road 127 divides the tract roughly in half, giving you access to the north side and the south. A new internal trail system provides easy passage to the freshly created food plots. The internal roads are in good condition, with water bars to prevent erosion. Each section has a gated entrance and both halves offer strategically placed food plots for observing or hunting game. The northern half has 2 overlooks that afford beautiful, sweeping views of hills and valleys in Perry and Chilton County. Either of these points would make nice cabin sites for your hunting getaway. Both sections have electricity and phone service available on the property. This would also be a good candidate for an off-grid home site  and tract to farm, hunt, and live off the land.

A small spring flows on the southwest side of the property. The owner measured the flow rate to be about 10 gallons per minute. There is ample road frontage on both sides, so access is no issue with this tract. A quick walk through this property will reveal that lots of deer, rabbits, and many other species of wildlife call this place home. If you would like to see more pictures or information about this tract, please feel free to contact Jonathan.

Latitude: 32.71703 Longitude: -87.1278

138 acres +/- of hunting or development land for sale in Montgomery County, Alabama. This tract is situated in a prime location with ~1/4 mile of frontage on Highway 231 in Pine Level (36065) just a few hundred yards from Sikes and Kohn's Country Mall. The tract has a good mix of mature hardwoods with some young naturally regenerated pines in the old pastures. A small, creek-fed pond offers opportunities for fishing and some duck hunting.

This is a good hunting property in an area known for producing big bucks and wild turkeys. If you are looking for a place to build your country estate, there are many potential homesites. The tract could be subdivided into parcels for mini-farm opportunities. We are offering you a really pretty tract, reasonably priced at $483,000, that is less than 25 minutes from Montgomery and Troy. Please contact Jonathan today to arrange a time to see this great tract.

Alabama offers numerous off-grid living opportunities, particularly on some of my listings of land for sale in West Alabama.

I have received enough phone calls from people searching for "off-grid" properties in the past few months to prompt me to look into what these buyers are searching for. Here are a few of the qualities that appeal to "off-grid" buyers, and why I believe west Alabama is a good location to purchase your "off-grid" property.

1. Distance from a big city. Many of these buyers like the idea of being far enough away from big cities to prevent people from walking to their land, but also want to be close enough to enjoy some of the amenities the big city offers like shopping, restaurants, and quality hospitals. Marion, where I live, is 25 miles to the closest Super Wal-Mart, so I am already in the small number (10%) of Americans that are over 15 miles from a Wal-Mart.

Perry, Hale, Dallas, Greene, Bibb, Sumter, Wilcox, Marengo, and Lowndes Counties are all located within 60 to 100 miles of Birmingham and other cities, and would make a good place to purchase a rural off-grid tract.

2. Water source-Alabama is blessed with lots of fresh water; numerous rivers, streams, creeks, lakes, the Gulf of Mexico, and ponds. You can easily drill a private well or utilize an existing spring to bring water to your home.

3. Agriculture/ Gardening- The Black Belt of Alabama has some of the most fertile and productive soils anywhere. You can raise your own livestock, grow a garden, keep poultry and farm fish in these rich soils.

4. Lowest Property Taxes in the Nation and some of the lowest-land prices in America.

5. Talladega National Forest- Perry County has over 32,600 acres of National Forest land, so finding a property that borders some piece of the federally-owned land is not difficult. I personally believe, that "Good Forests Make Good Neighbors".

Rural land in West Alabama generally is unrestricted or is minimally restricted compared with land near cities. There are many opportunities for solar and hydro power and geo-thermal heating and cooling. Satellite internet is usually available, HAM radio towers are usually allowed on most rural tracts, building codes are also fairly relaxed. You can build a beautiful log cabin or a functional yurt, whatever your heart deisres.

West Alabama is a good place for you to buy an off-grid property, so please contact me if you are interested in purchasing some rural land for sale in west Alabama.

658 acres +/- of high-fenced hunting land for sale in Tallapoosa County, Alabama. This high-fenced property is an outstanding, turn-key hunting operation.

The tract boasts over 1.5 miles of frontage on the Tallapoosa River. The land has some great mature timber, agricultural fields, and varying terrain, offering you some exciting and unique hunting opportunities.

The property has a lodge, several storage buildings, equipment sheds, and even a grass landing strip for small aircraft.

If you are searching for a place to begin a commercial hunting operation or want to own a premier private hunting property, this is for you. The sale includes all of the necessary permits and the game animals, including trophy deer and buffalo.

This outstanding property, with all of the amenities mentioned, is being offered at $3,300,000. For more information about this great property, please contact me.