Mike Browning

Author: MB

  • You Get What You Pay For – And I’m Worth It

    You Get What You Pay For – And I’m Worth It

    Discount rates could get you discount results

    When someone talks to me about listing their land, one of the first questions is:


    “What’s your commission rate?”


    Fair question.

    The next one is usually:


    “Can you give me a discount?”


    The answer? No.

    Here’s why:

    Running this business isn’t cheap. Licensing, marketing platforms, land-specific advertising, professional photography, and more — it all adds up.

    More importantly, every hour I spend working on a discounted listing is time I’m not spending on full-rate clients. I take on a limited number of listings so I can give each piece of land the time and attention it deserves.

    But the real reason is simple:


    I’m worth it.

    Sure, you could find someone who charges less. But they’ll almost certainly bring less experience, fewer resources, and a weaker network. And when it comes to land, those things make a big difference.

    And remember:


    You don’t pay anything upfront. My commission comes out of the proceeds when your land sells. If I don’t get results, I don’t get paid.

    So ask yourself:

    Would you rather save a little on commission and risk leaving money on the table?


    Or pay a full rate at closing and have someone who knows land, works hard to get you top dollar, and negotiates the best deal for you?

    If you walk away from the title company with more in your pocket, wasn’t it worth it?

    I think so.

    No, I’m not cheap.


    But I’m absolutely worth it.

    Got a lot you might want to sell?
    Get a FREE, no obligation report on what it could sell for today.
    Get Your Lot Valuation

    Own land instead?
    Get a report for that here:
    Get Your Land Value

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  • The Cheapest Way to Leave Money on the Table

    The Cheapest Way to Leave Money on the Table

    What looks cheap now can cost you big later

    Flat-fee MLS listings sound like a good deal — especially if you’re selling land. Pay a few hundred bucks, get your property on the MLS, skip the big commission. Easy, right?

    Not quite.

    Unless you’re highly experienced in real estate, especially land sales, this is the cheapest way to leave serious money on the table.

    What Is a Flat-Fee or Limited Service Listing?

    It’s exactly what it sounds like: you pay a small, upfront fee to get your property listed on the MLS. Maybe you get a yard sign and a few forms. After that, you’re on your own.

    No pricing strategy.
    No marketing plan.
    No negotiation help.
    No contract management.

    If something goes sideways (and it often does), there’s no one there to back you up.

    Why It Doesn’t Work for Land

    Land is a different animal than residential homes.
    It takes longer to sell, the buyer pool is smaller, and pricing is less straightforward.

    You can’t just plug in comps and wing it. You need someone who knows:

    • How to price based on location, use, and local growth patterns
    • What kind of buyer is most likely to care about your lot
    • How to present it in a way that gets attention and builds confidence

    Flat-fee brokers don’t do that. They list and leave. And when land sits too long or is priced wrong, it gets stale fast — and buyers assume there’s a problem.

    The Risk Isn’t Just the Time — It’s the Money

    I’ve had landowners come to me after wasting 6–12 months on a limited listing. By then:

    • Interest has cooled
    • Buyer agents have stopped showing it
    • They’ve missed the window to catch the right buyers at the right time

    And worst of all? When we finally do get offers, they’re often lower — because the listing has been bruised by poor presentation or pricing.

    When It Does Make Sense

    If you’re a seasoned land investor or flipper who knows how to market, negotiate, and navigate contracts — sure, a limited listing might work for you.

    But if this is your first or second land sale? Or your property has unique features, zoning questions, or development potential?
    Then trying to “save” a few thousand bucks usually ends up costing you a lot more.

    The Better Option

    When you hire someone like me, you’re getting more than a listing. You’re getting:

    • Local pricing expertise
    • Marketing tailored to land buyers — not just a generic MLS post
    • Direct outreach to active land agents and buyer networks
    • Strategic negotiation to protect your bottom line
    • Guidance through contracts, contingencies, and closing

    And that’s not theory — I do it every day, across North Texas.

    If you’re serious about selling land, don’t leave money on the table to save a little on commission. Let’s do it right the first time.

    Got a lot you might want to sell?
    Get a FREE, no obligation report on what it could sell for today.
    Get Your Lot Valuation

    Own land instead?
    Get a report for that here:
    Get Your Land Value

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  • When DIY Works—and When It Can Cost You Big

    When DIY Works—and When It Can Cost You Big

    I replaced part of my fence recently. If you live in North Texas, you know that’s not unusual—between the wind and the weather, fences around here take a beating. I’ve done it a few times now and, like most folks around here, I’ve gotten pretty decent at it.

    But this time was a little different. For the first time, I had to replace the gate. And I didn’t have anyone around to help that day. Still, it was the time I had carved out to do it, so it was either figure it out or wait who knows how long. I wasn’t waiting.

    So I sat down and thought it through. The plan I came up with was to leave the gate attached to the fence while I installed it. That way, I could hang the hinges one at a time without needing an extra set of hands.

    I started working, following the plan as I pictured it. Now, if you’ve ever tackled a project you’re not super experienced with, you know the plan usually goes off the rails about five minutes in. That’s what I expected. I was sure I’d hit a snag somewhere and end up with a half-built gate my dog could wiggle through.

    But—shockingly—this time, it worked. Exactly as I’d imagined it. The last cut was clean, the gate swung open perfectly, the hardware lined up on the first try. Everything just… worked.

    I’ve probably gloated about it more than I should have. It wasn’t some high-level job—any contractor could’ve done it half-asleep.

    But I’m not a contractor. So yeah, I was proud. That said, I also knew going in: worst-case scenario, I mess it up and have to call someone. A few hundred bucks, tops.

    Real estate is different.

    It seems simple—until it isn’t. People try to sell their own land or lots all the time. Sometimes it goes fine. But more often than not, they hit a snag they never saw coming. And unlike a fence, the stakes aren’t a couple hundred bucks. It could be tens or even hundreds of thousands of dollars lost because they didn’t know what they didn’t know.

    Why? Because they were trying to save on commission. But when you’ve got a professional negotiator in your corner, someone who understands land valuation and how deals actually work, you could net more—even after the commission.

    If messing up costs you a few bucks? Go for it. Take a swing, impress your neighbors, tell the story at the next cookout.

    But if screwing it up could cost you real money? Stick with the experts.

    Got a lot you might want to sell?
    Get a FREE, no obligation report on what it could sell for today.
    Get Your Lot Valuation

    Own land instead?
    Get a report for that here:
    Get Your Land Value

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  • They’re Not Buying — They’re Betting

    They’re Not Buying — They’re Betting

    Don’t get hustled. Get the facts first.

    In the letters I send out (you’ve probably seen a few), I often point out how most unsolicited offers you get to buy your land are disappointing. A recent client sent me a couple of letters she’d received — perfect examples of what I’m talking about.

    One didn’t mention money at all. Just a vague line:
    “I’ve got someone wanting to buy another lot, are you interested in selling?”

    I reached out to the guy, but I can almost guarantee that if he replies, the offer will be well below what’s reasonable. Maybe good for a laugh, but not much more.

    The other letter actually named a price — and it wasn’t too far off the mark.

    But (there’s always a but)…

    The rest of the terms were weak:

    • Just $500 in earnest money
    • A 180-day closing timeline
    • Fully assignable contract

    That’s not a serious buyer — that’s a flipper running a low-risk bet. Here’s how their model works:

    They tie up your property for 6 months at a low (but not unreasonable) price, hoping to flip the contract to someone else for a profit. If they find a buyer, great — they make $10K to $20K. If not, they might come back to you last minute and say, “We’re still interested, but need to lower the price.” You can agree or walk — either way, they only risked $500.

    From their side, it’s a smart little hustle.
    From your side, it’s a waste of time.

    So if you get one of these letters and want a second opinion, just scan and send it to me. No charge — I’ll tell you if it’s worth your time or not.

    Got a lot you might want to sell?
    Get a FREE, no obligation report on what it could sell for today.
    Get Your Lot Valuation

    Own land instead?
    Get a report for that here:
    Get Your Land Value

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  • Why Owning Lots Isn’t All It’s Cracked Up to Be

    Why Owning Lots Isn’t All It’s Cracked Up to Be

    You’re probably wondering why I keep saying people should sell their lots, especially if you’ve been getting letters from me for the last 10 years. You might even be thinking, “What’s wrong with these lots?”

    Well, nothing’s wrong with them if you plan to build. The subdivisions I focus on are top-tier neighborhoods, and they make great places to live.

    However…

    Let me hit you with a couple disclaimers here: This isn’t financial advice, nobody can predict the future, and I’m not an attorney. You should definitely talk to a CPA or a financial advisor if you’re unsure about your financial situation.

    That said, in my opinion, lots like these just don’t make great investments or hold properties.

    Here’s why:

    1. The Hidden Costs Add Up Fast

    Property taxes, HOA fees, mowing, etc. You’re looking at thousands per year in costs. If your lot is financed, you’re paying monthly payments too. And it’s real money, not something that just magically stays on paper.

    The kicker? These costs tend to go up over time.

    Let’s say you’re spending $5K/year to own a lot. Hold on to that thing for 10 years, and that’s $50K down the drain. At least. Hopefully, the lot appreciates enough to cover that, but there’s no guarantee.

    2. The Risk-Reward Balance Isn’t There

    Some folks can stomach the risk of owning property with unknown returns. But if you’re going to invest in something with variable returns—whether that’s land, real estate, or stocks—it can be smarter to avoid the high carrying costs that come with owning lots like these.

    3. Selling Can Be a Smarter Play

    You should have your value report by now (or it’s probably hitting your inbox soon). Take a look at it, and if you have any questions, don’t hesitate to ask. I’m not about pressure—this is just about giving you the information you need to make the right decision.

    When you’re ready to talk about selling, or if you just want to ask a few questions, I’m easy to reach. No strings attached.

    Got a lot you might want to sell?
    Get a FREE, no obligation report on what it could sell for today.
    Get Your Lot Valuation

    Own land instead?
    Get a report for that here:
    Get Your Land Value

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  • The “System” That Isn’t a System

    The “System” That Isn’t a System

    The “System” That Isn’t a System

    Let’s clear something up right off the bat: if you landed here hoping for a slick, secret formula that Mike Browning Realty uses to get big results, you’re going to be disappointed. I don’t have a gimmick, a high-tech funnel, or some trendy “system.”

    What I do have is a work ethic, old-fashioned values, and a strong dislike of wasting people’s time. If that sounds good to you, keep reading.

    What I Don’t Do

    I don’t pretend to be something we’re not.
    I don’t make promises I can’t keep.
    I don’t ghost you once the listing is signed.
    I don’t talk in self-serving clichés.
    And I definitely don’t waste your time.

    What I Do Instead

    I act with integrity—even when no one’s watching.
    I represent your interests from the first meeting through the final handshake at closing.
    I deliver straight talk, not sales scripts.
    I welcome honest replies, including “No thanks.”

    Simple? Yes. Easy? No. But it works—because people know when they’re being treated right.

    Got a lot you might want to sell?
    Get a FREE, no obligation report on what it could sell for today.
    Get Your Lot Valuation

    Own land instead?
    Get a report for that here:
    Get Your Land Value

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  • Cutting Through the BS: The Real Way to Sell Your Property

    Cutting Through the BS: The Real Way to Sell Your Property

    If you’ve spent any time on real estate websites, you’ve seen the same stuff—polished headshots and eye-bleeding buzzwords like “innovative marketing strategies” or “extensive transactional experience.” It’s supposed to impress you. It doesn’t.

    Here’s what I’ve learned: selling is stressful enough without having to guess whether your agent is really on your side. You want someone working for you, not just working you.

    I don’t promise results. Anyone who does is either lying or doesn’t understand reality—either way, not someone you want working for you.

    What I can do is control the process—and that’s where the real value is. When you follow a focused, proven plan, you give yourself the best chance of selling fast and for top dollar. That’s what I do.

    Most of the “extra” marketing tools agents brag about aren’t there to help you—they’re there to get more leads for the agent. I mean, I’m not above using those things—they help me. I just won’t pretend they’re helping you.

    I keep it simple, cut out the noise, and do the things that might actually move the needle.

    If that sounds better than the usual song and dance, let’s talk.

    Got a lot you might want to sell?
    Get a FREE, no obligation report on what it could sell for today.
    Get Your Lot Valuation

    Own land instead?
    Get a report for that here:
    Get Your Land Value

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