Not all buyers need the same thing—or can pay the same price
When you’re selling land, the dream is simple: some rich genius shows up, offers over asking in cash, and closes by 3 p.m. today.
Unfortunately, that’s not how it usually goes.
In the real world, buyers vary. Some will pay more than others. Some move fast, others move like molasses. And the more they’re willing to pay? The more time they’re going to need.
That’s not a red flag—it’s just the cost of doing business, especially when permits, zoning, and government hoops are involved.
To the uninitiated, the timelines can sound ridiculous. But they’re usually not—they just are what they are.
This is where a pro comes in. Someone who knows what’s reasonable, how to keep the deal alive, and how to make sure you don’t end up empty-handed if it falls apart.
If you’re in the market for a pro… I know a guy.
Here’s a breakdown of the three main buyer types, what they pay, how they think, and how long they take to close.
1. Vultures / Bottom Feeders
These are margin-hunters. They’re not flippers—they’re professional opportunists. The worse your situation looks, the better their offer gets (for them).
Most of those “We want to buy your land!” letters come from this camp. They’re pulled from tax rolls, mass-printed, and sent to anyone with dirt and a mailbox. The offers are low—laughably low. But a few people say yes, and that’s all they need to make the model work.
What They’ll Pay:
The absolute bottom. They’re shooting for big discounts—well under market.
Contingencies:
Almost none. No inspections, no appraisals, no drama. They’ll usually cover closing costs to keep it simple.
Timeline:
Fastest. Once they’ve checked title, they’re ready to wire funds. You name the closing date.
What They Want:
A deal they can brag about. If you’re chasing top dollar, skip ’em. But if you’re in a jam—or chasing a better deal—they’ll clear the runway fast.
If you do go this route, talk to more than one. Make them compete. Then call me—I’ve got real cash buyers too, and I might be able to get you more without slowing things down.
2. Investors
This group includes builders, subdividers, and buy-and-hold folks. They’re not sentimental—they’re running numbers. If it pencils out, they’re interested.
What They’ll Pay:
More than vultures, but still under market. They’re looking for today’s discount and tomorrow’s upside.
Contingencies:
Some. Financing, surveys, maybe a feasibility period—but it’s all pretty reasonable.
Timeline:
Shorter. They won’t close overnight, but they move quickly if the deal’s clean.
What They Want:
Future value. Appreciation, income potential, or development opportunity. They don’t need a screaming deal—but it has to make sense on paper.
3. Users / Developers
These are end-users. They’re building a house, a business, or an entire subdivision. Real money, real plans, and usually a lot of homework.
What They’ll Pay:
Top of market—or even above—if your property fits what they need.
Contingencies:
Plenty. Surveys, engineering, environmental reports, zoning, utilities, site plans—you name it. Cities, counties, and agencies all get a say. And none of them are known for speed.
Timeline:
Longest. Not because they’re dragging their feet, but because the process is the process. If they need annexation, zoning, or approvals, it’s a long haul. Six months isn’t unusual—and that’s optimistic.
What They Want:
Certainty. They’ll pay more, but only if they’re confident they can build. No approvals = no deal. On the plus side, they pay for the due diligence. And with the right contract, you get copies of everything they generate. Worst case, you might walk away with a free survey, topo, or environmental report.
Bottom Line
Price, contingencies, and time all come down to the kind of buyer you’re dealing with.
Want it done fast? Be ready to take less.
Want top dollar? Be ready to wait.
Know who’s across the table, and you’ll know what kind of offer’s coming. And if you want someone who can help you figure that out—I know a guy.
Just reply here and ask me about him!
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