Mike Browning

Tag: Collin County Land Sales

  • Just Because You Don’t Want To Hear It Doesn’t Make It Bad Advice

    Just Because You Don’t Want To Hear It Doesn’t Make It Bad Advice

    Good systems don’t just tell you if something isn’t working. They tell you when it’s about to start working again.

    Yesterday I was talking about something I do that no other agent I know does.

    Or if they do, they don’t tell me about it.

    I can’t say for sure why. Maybe they haven’t thought of it. Maybe they don’t want to spend the time. But most likely, they don’t want to spend any more money than they absolutely have to.

    When the market is soft, that’s exactly when you should be spending more on marketing, not less. The more common approach is to list it, hope for the best, and avoid spending anything.

    That’s not how I operate.

    It’s not a magic bullet. Sometimes it tells you things you don’t want to hear.

    The lot market has been very soft for almost two years now, basically since interest rates moved higher. When rates are one and a half to two percent higher, it matters. A buyer might spend $200,000 on a lot, then borrow $500,000 to $700,000 to build a nice custom home. That difference shows up every month.

    A lot of people want that kind of property. Nobody needs it.

    They already have somewhere to live. So they wait. And when enough people wait, lot sales slow down.

    I have a listing right now where my marketing efforts are getting no traction. Zero.

    That’s not what we want, of course. But at least we know where we stand. Instead of letting it sit out there for years, we can let it expire and bring it back later.

    And I’ll be the first to know when the timing changes.

    The marketing on that particular property may stop, but the overall program continues. We’re not flying blind.

    Most agents don’t do this. I do.

    When it’s time for you to sell, who do you want on your side?

    A few of you didn’t click through yesterday to see how this works. If you want another look, here it is.

    Click Here To Find Out!

  • Ask Agents How They’re Different, and They’ll All Say the Same Things

    Ask Agents How They’re Different, and They’ll All Say the Same Things

    Want to hear something that’s actually different? Keep reading.

    One question every agent hears—and every seller asks at some point—is some version of:

    “How are you different?”

    Why should I list with you instead of one of the thousands of agents who can technically do the same things?

    The usual answers tend to sound the same.
    Integrity. Effort. Diligence.

    All fine. All true. And all basically intangible. And unprovable until after the fact.

    Here’s the reality. I do some things most other agents don’t. And they’re designed to help you, not mainly serve as lead-generation tools for me.

    That doesn’t mean they never generate a lead. Sometimes they do. But that’s not the point.

    What I do is built to answer one question early—and quickly:

    Is anyone even looking for what you have, at anything close to where we’re pricing it?

    That matters more than most people realize.

    Secondarily, it can surface high-intent buyers who aren’t using the same portals every agent has access to, largely because agents are forced to pay to be there. (I’m there too, just like everyone else.)

    I can’t say no one else does something similar. But in practice, I’ve never had a serious conversation with another agent using a system like mine.

    Probably for two reasons.

    First, it’s extra work.

    Second—and more importantly—it requires spending more marketing dollars up front with no guarantee of success.

    Most agents can’t do that. Or won’t.

    When markets soften and commissions start drying up, the first thing most people cut is marketing. In reality, that’s usually the exact moment when spending more, not less, makes sense.

    Is that different? I’d say so.

    I’m not going to lay out the mechanics here. This isn’t the place for it.

    But if you want to know what I’m talking about, click below and leave your name and email.

    (If you’re already on my list, you won’t get duplicate emails—I’ll just show you what I mean.)

    Click Here To Find Out!

  • You Might As Well Come Clean

    You Might As Well Come Clean

    Don’t avoid talking to God about your problems. He already knows.

    I recently overheard one of my daughters explaining to someone how they could talk to God about their problems.

    She told them that God would help them see what to do, and that He wouldn’t judge them.

    That stuck with me.

    One of the reasons people don’t talk about their failures or struggles is fear. We’re afraid other people will look down on us. And if we’re honest, a lot of us are even more afraid that if God really knew what we were thinking or doing, we’d be in serious trouble.

    But here’s the thing.

    God already knows.

    He knows everything you think. Everything you do. What you want. What you don’t want. What you want to do that you shouldn’t. What you don’t do that you should.

    He knows all of it.

    And He loves you anyway.

    That’s the whole point of Jesus. God sent Him to die for your sins so that when God looks at you, He sees the righteousness of Jesus, not your record.

    My daughter was exactly right. She has a habit of being right about things like that.

    And it’s a good reminder.

    You can talk to God. You don’t need special language. You don’t need rules. You don’t need to clean anything up first.

    You can talk to Him the same way you’d talk to a close friend. Or a counselor. Or someone who actually listens.

    Just tell Him.

    He understands. And He’ll help point you in the right direction.

    Get more here!

    PS — One other thing my daughter will tell people, and she’s right about this too, is that it’s a good idea to actually read the Bible.

    A lot of people say that. Or talk like they do it. Or sort of pretend they do it.

    Most people don’t. Not straight through.

    I’ve been reading it cover to cover once a year for several years now. You don’t wake up the next morning as a different person, and it’s not some dramatic overnight transformation.

    But it does change things over time. Subtly. Quietly. For the better.

    If you want help getting started, I put together a simple site called His Word Together. It breaks the Bible into manageable weekly readings and sends them to you by email.

    It’s free. No catch.

    You can take a look here: HisWordTogether.com

    Or, if you want the weekly readings in your inbox, you can sign up here:

    Sign Up Here

  • Don’t Take Their Word For It

    Don’t Take Their Word For It

    In God we trust, all others require proof.

    Years ago, one of the first large deals I worked on was a 375-acre tract in Collin County.

    I brokered it into a partnership controlled by my father for about $2,800 an acre. About a year later, we sold it for roughly $8,000 an acre.

    That was a good deal. Probably the highest annualized return we’ve had on a single transaction.

    Now, if we’d waited until today, that same land might be worth $50,000 an acre. Or more.

    But you can’t think that way. Not seriously.

    If you do, you’ll drive yourself crazy.

    What matters is what happened next.

    After the sale, the developer built one-acre lots and things went well. Naturally, they wanted another deal. There was a large tract right next to the one we’d just sold, and one of the first rules of land is that your most likely next seller is the neighbor.

    So I called the owner.

    She was polite enough. I sent over an offer, a little higher than what the previous land had traded for. I think it was around $8,500 an acre.

    She called me back, said no, and laughed a bit. Then she told me she knew for a fact that the land next to her had sold for over $10,000 an acre.

    It hadn’t.

    I knew that because I was involved in the deal.

    Normally, when someone says something like that, I let it go. Real estate is full of hearsay. So is life. People hear things, repeat them, and treat them as facts without ever checking.

    Most of the time, it’s not malicious. It’s just wrong.

    But I was trying to make a deal, so I offered to send her part of the closing statement. Not the whole thing. Just enough to show the actual number.

    I told her, “I don’t know where you heard that, but I was the seller and the broker. That price isn’t right.”

    Her response was simple. She still wanted more. She’d rather wait.

    That was fine.

    She did wait. And she did very well. That land is now a small-lot subdivision. I don’t know what she ultimately got for it, but it was probably closer to that $50,000-an-acre number.

    Good for her.

    The point isn’t that she was wrong to wait. The point is the information she was relying on wasn’t accurate.

    That’s the warning here.

    In real estate, and in life generally, if you didn’t see something firsthand or in writing, there’s a good chance it’s wrong. Not because someone is lying, but because everyone along the chain thinks the last person knew what they were talking about.

    You see this all day long. So-and-so did this. So-and-so got that. No context. No details. And usually, no way to know if it’s even close to true.

    That’s why anything you hear from me is either firsthand knowledge or something written and documented that I’ve actually seen.

    If what I tell you sounds different from what you’re hearing elsewhere, that’s probably why.

    Get more in your inbox here!

    PS- I offer a free, no obligation analysis of any non-residential property. It shows recent sales in the immediate area, potential/planned development, utility info, and anything else that may be of value for you to know.

    With the sales, it will be real, documented info not hearsay.

    You might not be ready to sell today. But is it ever a bad idea to get the latest info?

    Click Below:

    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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  • A Small Shift That Changes Everything

    A Small Shift That Changes Everything

    Adjust the frame in your mind, and your life looks different.

    The way you look at things makes a big difference in how your life looks.

    When one of my daughters was little, there were nights after a long day where it was my turn to feed her and I really didn’t want to do it. I wasn’t angry. I was just tired and being pulled away from something I wanted to keep doing.

    One night it hit me that this wasn’t going to last very long. There would come a time when she wouldn’t need me to feed her at all. And more than that, I’d probably wish I could.

    And that’s exactly what happened.

    But before it happened, once I had that thought my attitude towards the whole thing changed.

    Afterwards I never got irritated about stopping what I was doing to feed the baby.

    If anything, I went too far the other direction. I didn’t want anyone else to do it because I didn’t want to miss one. That caused its own problems.

    Turns out other people like feeding babies too.

    Nothing about the situation changed. The only thing that changed was how I framed it.

    That happens all the time in life. The way you think about something can completely change your attitude toward it, even when the facts stay the same.

    It happens in real estate constantly.

    A deal falls apart. A buyer changes their mind. Someone won’t agree to terms you need them to agree to. It doesn’t work. That can be frustrating, especially when you’ve invested time and effort into it.

    What I’ve found, though, is that when you stay on your principles, something better usually comes along fairly quickly. The same thing happens with clients.

    When the bad ones move on, good ones tend to replace them.

    It’s not magic. It’s not a guarantee. Sometimes things just are what they are.

    But you still get a choice. You can get upset and stew over it, or you can choose to look at it as something that’s likely working out for the best, even if you don’t see how yet.

    That mindset alone improves your attitude and your demeanor, and that tends to improve everything else that follows.

    Get More Like This Here!

    PS- You’re probably not ready to buy or sell land today. You might even be thinking the plan is to never sell. But things change.

    Would it be a bad idea to prepare for it like it’s something that could happen, even if it probably won’t?

    Kind of like having a gun for self defense. Everyone plans and hopes to never use it for that. But it’s better to have it and not need it than vice versa.

    I offer a free, no obligation analysis on any non-residential property. It includes actual comps (with real prices) near your tract, along with other things like planned development, utility info, market trends etc.

    I also listen to people, and offer straight talk and integrity. And I’m the sort of guy who tries to look at things in a positive light.

    Could it ever be a bad idea to just check it out?

    Click Below:

    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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  • Merry Christmas!

    Merry Christmas!

    Now get off of here and go spend time with your family or the people you love.

    More like this here!

  • Thanks For Nothing, John McCain

    Thanks For Nothing, John McCain

    When you represent others, it’s not about you.

    After Trump’s first inauguration in 2017, he directed the relevant agencies to start preparing for the dismantling of Obamacare. At the time, it was treated as a done deal.

    It wasn’t dismantled. You know that because your insurance premiums just went up. By a lot.

    The reason it wasn’t ended came down to one vote.

    John McCain.

    McCain was upset about how Trump talked about him and voted no out of spite. In the process, he helped lock in a system that costs families thousands more per year than it ever should have.

    That part tends to get skipped.

    This is the same guy who was supposed to be “honorable.”

    The same guy elected to represent voters, not his own feelings.

    The same guy the media fawned over because he was a “maverick,” which mostly meant he occasionally sided with the left and got praised for it.

    McCain got a permanent pass.
    From the right because he was a veteran.
    From the left because he was useful when they needed him.

    That combination meant he was never held accountable for the consequences of his decisions. Not then. Not later. To this day, it’s hard to find someone who speaks ill of him.

    But you found me.

    I think he’s about as low a figure as there’s been in American politics. And I say that as someone who tends to the right.

    Maybe that sentiment is more common than people let on. They just don’t want to be accused of being “against veterans.”

    Just like a lot of people don’t admit to liking Trump because they don’t want to hear someone who knows less than they do tell them they “support fascists.”

    But this really isn’t about McCain. Or Trump. Or politics, really.

    It’s about how often people who are supposed to act in your interest let ego, resentment, or the desire to be liked override the job they were elected to do.

    And when that happens, the cost doesn’t show up in speeches or headlines.
    It shows up in your monthly expenses. For years.

    That’s something I don’t do as an agent.

    I don’t need to like everyone involved.
    I don’t need their approval.
    I don’t need to signal virtue.

    I just need to get the outcome right for you.

    There are plenty of people I might not prefer to work with.

    But I can work with people I’d just as soon push off a bridge if that’s what it takes to protect your position.

    And if that matters to you, call me.

    More straight talk like this

    PS— You’re probably not ready to buy or sell land today. And that’s fine. But the time to start preparing for anything is long before it’s actually time.

    I offer a free, no-obligation analysis on any non-residential property. It includes actual comps, with real prices near your tract, along with things like planned development, utility info, and market trends.

    Even if you’re not ready to sell, or plan to never sell, can it hurt to have current market info?

    Especially if it comes from someone who understands who he represents?

    Once you’ve recovered from paying your January premium, click below:

    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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  • Less Wasted Effort = Better Results

    Less Wasted Effort = Better Results

    Gene Simmons has tried it both ways, and says lean and mean is better.

    If you read anything about rock music these days, you’ll hear a lot of complaining.

    Newer bands say touring is too expensive. Older, established bands say the same thing. Fuel costs. Crews. Trucks. Hotels. Supposedly, nobody can make money anymore.

    Meanwhile, Gene Simmons, the founder and longtime bassist of KISS, is out touring with the Gene Simmons Band and claims he’s making more money now than he did back then.

    I don’t know how accurate that is. But I do know why he appears to be succeeding where others aren’t.

    He’s doing it differently.

    He travels with just his band and their instruments. That’s it. The promoter handles everything else. Sound system. Lighting. Accommodations. Ticketing. Security. Food and beverage.

    It’s simpler. It’s leaner. And it pushes a lot of cost and complexity off his plate.

    I have no idea whether he’s truly making more than he did with KISS. That part sounds questionable. But knowing Gene Simmons, he wouldn’t be doing it if it didn’t make money.

    So what does this have to do with real estate?

    Not a ton. But there’s a parallel.

    Over the years, I’ve built a pretty tight system for marketing land and lots. It didn’t come from theory, courses, or copying what other agents say they do.

    It came from testing things in the real world and paying attention to what actually works.

    I don’t charge sellers for a bunch of stuff that sounds impressive but produces nothing.

    I experiment. If something works, I keep it. If it doesn’t, it’s gone. I don’t throw the kitchen sink at a listing just to look busy or smart. And I don’t pretend complexity equals competence.

    Simple systems. Fewer moving parts. Money spent where it matters.

    Gene Simmons brings what matters, charges accordingly, and doesn’t waste effort where it isn’t necessary.

    That approach works in music. It works in business. And it works in real estate.

    If you want someone who’s already done the experimenting and trimmed the fat, you know how to reach me.

    Get More Here!

    PS- You’re probably not ready to buy or sell land today. And that’s fine.
    The time to prepare for anything is long before it’s actually time.

    I offer a free, no-obligation analysis on any non-residential property. It includes real comps with real prices near your tract, along with things like planned development, utilities, and current market conditions.

    Even if you’re not ready to sell, or never plan to sell, having current market information doesn’t hurt.

    And in the process, you’ll get to know someone who focuses only on things that actually help. Not a pile of extras designed to look impressive.

    Can anything bad happen by just talking?

    Click Below:

    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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  • Making Themselves Feel Good While Hurting Others

    Making Themselves Feel Good While Hurting Others

    A lot of times what feels unseemly is exactly what’s called for.

    I wrote yesterday about the supposed price gouging around the World Cup.

    It made me think of another situation where this comes up. One where the do-gooders, in trying to signal virtue and make themselves feel better, actually make things worse.

    Think about hurricanes.

    In the past, when a big storm hit, some people would load up their trucks with plywood and other supplies, drive into the affected area, and resell them at a premium. Sometimes a big premium.

    That upset people. It didn’t feel right. Feelings were hurt.

    So laws were passed saying you can’t sell for more than X percent above the normal price. Everyone felt better. Justice was served. Or so it seemed.

    But what’s the actual result?

    Let’s say a hurricane hits and I know I can spend $1,000 loading my pickup with plywood, drive two or three hours, and sell it for $3,000 or $4,000.

    That’s something I might do.

    It makes the trip worth my time. It offsets missed work. And it gets plywood to people who need it now, not later.

    It also beats waiting on the home improvement stores to restock and ship more in. Those higher prices only exist for a short window anyway. And they disappear even faster when people are incentivized to bring supply into the area.

    More supply sooner means less demand later, which means prices normalize faster once the regular channels catch up.

    That’s the part people ignore.

    Trying to outlaw “price gouging” feels moral, but it’s not economic. And when you ignore incentives, you don’t get fairness. You get shortages, delays, and people worse off than they needed to be.

    Feeling good about a rule doesn’t mean it works.

    The same thing shows up in real estate, especially in short-term leverage situations.

    They’re rare, but when they appear, how you handle them matters.

    A lot of brokers rush to get something under contract just to relieve the pressure. These bidding situations aren’t like residential multiple offers.

    The buyer groups involved know how to apply leverage, and they expect you to blink.

    In one recent case, we didn’t. We let the leverage play out and allowed demand to show its hand.

    The result was a price well above what we would have gladly taken just a few weeks earlier, and it closed all cash in 30 days.

    The buyer who “lost” wasn’t happy at the time. That’s normal. But how you conduct yourself in those moments matters. People remember whether you were professional or reactive.

    We’re friends now.

    That’s the difference between using leverage and abusing it. One damages relationships. The other tends to compound over time.

    Get More Like This Here!

    PS- You’re probably not ready to buy or sell land today. And that’s fine. But the time to prepare for anything is long before it’s actually time.

    I offer a free, no-obligation analysis on any non-residential property. It includes real comps with real prices near your tract, along with things like planned development, utilities, and current market conditions.

    Even if you’re not ready to sell, or never plan to sell, having current market information can’t hurt.

    And in the process you’ll get to know someone who won’t back down when things get touchy just because he’s uncomfortable.

    Can anything bad happen by just talking?

    Click Below:

    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 Big Announcement Went To the Night Shift

    The Big Announcement Went To the Night Shift

    God has a way of choosing different people than we would.

    The first people told about Jesus weren’t scholars.
    They weren’t religious leaders.
    They weren’t connected.

    They were shepherds.

    That detail often gets treated like trivia. It isn’t. It’s the point.

    Shepherds were doing a job nobody admired. They worked odd hours. They were dirty. They were often rough characters when they weren’t working. They were even considered unreliable witnesses in court.

    Not exactly the people you’d choose if you were trying to establish credibility.

    And yet, they were first.

    Not because they were humble in some sentimental way.
    Not because they were especially spiritual.

    But because they weren’t invested in protecting a reputation.

    God didn’t reveal Himself to the people with the most training. He revealed Himself to the people with the least to lose.

    That pattern shows up over and over.

    The ones who recognize what God is doing tend to be people who aren’t trying to manage an image. They aren’t filtering everything through how it will sound or who it might offend. They aren’t waiting for permission from the right crowd.

    The people God doesn’t seem interested in impressing are usually the ones who expect to be impressed.

    Religious experts missed it.
    Political leaders missed it.
    Cultural authorities missed it.

    Not because they were stupid. Because they were invested.

    They had systems to defend.
    Status to maintain.
    Explanations to protect.

    A baby in a feeding trough doesn’t fit cleanly into any of that.

    The shepherds didn’t need it to fit. They just needed it to be true.

    That’s still how it works.

    People who need God to affirm their intelligence, their morality, or their importance usually end up disappointed. God doesn’t play along with that.

    He reveals Himself to people who are paying attention, not people who are credentialed.

    That’s uncomfortable. Especially for those of us who like to know things. Or explain things. Or be right about things.

    It suggests that proximity to truth has less to do with preparation and more to do with posture.

    The shepherds weren’t elevated because they were shepherds.
    They were included because they were available.

    They heard.
    They went.
    They told others what they saw.

    Then they went back to their work.

    No promotion.
    No platform.
    No ongoing role.

    Just obedience in the moment.

    That detail tends to get skipped.

    God didn’t recruit them into a program. He let them witness something and trusted them to respond.

    Which raises an uncomfortable question.

    Are we actually open to God revealing Himself if it doesn’t flatter us?
    If it doesn’t confirm our self-image?
    If it doesn’t come through the channels we respect?
    If it doesn’t arrive with the right tone?

    Christmas says God doesn’t wait for the world to be ready. He shows up, then lets people decide whether they’ll notice.

    Some people were too important to be interrupted.

    Others were just watching sheep.

    Those were the ones who heard the announcement.

    Get More Like This Here!

    PS — I think it’s a good idea to own a physical copy of the Bible. Reading online or on your phone is convenient, but it only works as long as the power is on and the connection is there.

    Is it likely that goes away? Maybe not.
    Is it possible? Absolutely.

    There are places in the world where the Bible is suppressed. Could that happen here? It seems unlikely, but just in the last few years we’ve watched plenty of “unlikely” things happen.

    Either way, there’s no downside to owning a hard copy of the best-selling—and for many, the most important—book ever written.

    Buy One Here!

    Disclosure: As an Amazon Associate I earn from qualifying purchases. That means if you buy something—anything—after clicking that link, I may receive a small commission. It doesn’t change your price.