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OnlyLandFans Podcast Ep. 104
Ah yes, the moment every new land flipper dreads.
You found a seller. They’re actually interested. You can already see the deal coming together… and then—panic.
How much should I offer?
What if I lowball them and they walk away?
What if I overpay and lose money?
Why didn’t I take that one real estate course when I had the chance?!
Take a deep breath. This is the part where most beginners freeze, overthink, and ultimately miss out on deals.
But here’s the plot twist: You don’t need to be a real estate expert to analyze land deals. You just need a repeatable, no-guesswork method to figure out land values and make smart offers.
In this episode of The OnlyLandFans Launchpad Series, we’re breaking it down into three simple steps so you can confidently analyze land and start locking in profitable deals. Let’s go.
Step 1: Find Out What Similar Land Has Sold For 🔎
Before you even think about making an offer, you need to figure out what the land is worth. And no, you can’t just ask the seller and hope they tell you the truth.
Instead, use comps (short for comparables), which are recent sales of similar land in the area.
How to do it:
✅ Search Realtor.com, Zillow, LandWatch, or Redfin
✅ Look for sales from the last 6-12 months
✅ Compare properties of similar size, location, and features
🚀 Pro Tip: Can’t find recent sales? Check active listings—but assume the real value is 10-20% less than the listing price (because let’s be honest, everyone lists high).
📌 Example: You’re looking at a 5-acre lot in a rural area. Zillow shows similar properties listed for $20,000-$25,000, but no recent sales. Safe bet? Actual value is $15,000-$20,000.
Step 2: Evaluate the Property’s Features and Restrictions 🏕️
Here’s where new land investors make a big mistake: They assume all land is worth the same just because it’s the same size.
That’s like saying all cars are worth the same because they have four wheels.
What actually affects land value?
✅ Access – Can you drive to it, or is it landlocked?
✅ Utilities – Is there water, electricity, or septic nearby?
✅ Zoning – Can you build on it, or is it full of restrictions?
✅ Flood Zones – Is it in a high-risk area?
🚀 Pro Tip: If a property can’t be built on, its value drops—sometimes drastically. Always check zoning laws before making an offer.
📌 Example: You find two 10-acre properties in the same area. One has a paved road leading to it, the other is landlocked (meaning you need permission to cross someone else’s land). Even though they’re the same size, the landlocked property is worth way less.
Step 3: Use the 3-Offer Method to Make a Smart Offer 💰
Now that you’ve done your research, it’s time to stop second-guessing and make an actual offer.
Instead of making one offer and hoping for the best, use the 3-Offer Method to give sellers options:
1️⃣ Offer 1 → 40-50% of market value with a 30-day close
2️⃣ Offer 2 → 50-60% of market value with a 60-day close
3️⃣ Offer 3 → 60-70% of market value with a 90-day close
🚀 Pro Tip: If the seller pushes back, remind them you’re offering a fast, hassle-free close—and covering all closing costs. Convenience sells.
📌 Example: If comps suggest a 2-acre lot is worth $10,000, your offers might look like this:
✔️ $4,000-$5,000 for a quick close (wholesale strategy)
✔️ $6,000-$7,000 if you plan to flip and resell it
Final Thought: Overthinking Will Cost You More Than a Bad Offer
Let’s be honest—your first offer isn’t going to be perfect.
You don’t need:
❌ A real estate license
❌ A finance degree
❌ Years of experience
You just need:
✔️ A simple way to estimate value
✔️ A clear pricing strategy
✔️ The confidence to take action
Here’s what actually happens when new investors hesitate: Someone else makes an offer first. And you’re left wondering what if?
Stop overanalyzing. Use these three steps, make your first offer, and adjust as you go.
What’s Next?
So, you know how to figure out land value. Now comes the next challenge:
How do you convince sellers to accept your price?
How do you handle objections without losing the deal?
How do you negotiate like a pro—without sounding like a used car salesman?
That’s exactly what we’re covering in the next episode.
✅ Join the OnlyLandFans Facebook Group for exclusive strategies & community support → OnlyLandFansGroup.com
✅ Subscribe to the Podcast for more episodes, insights, and success stories
✅ Share This Post—because let’s be real, you know someone else who needs this info too.
🎤 See you in the next episode! Until then—Stay Dirty. 💪
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