Mike Browning

Tag: Collin County Land Sales

  • Sometimes They Even Fool Me

    Sometimes They Even Fool Me

    A reminder most advice for Realtors is meant to help them, not you.

    As I’ve said before, I’m not much of a “tactics” guy. I prefer to focus on principles.

    If you have your principles right, the tactics tend to matter less — because you’re already in the right spot most of the time. When that’s true, a number of short-term moves will usually work.

    I saw an article recently about tactics agents can use when they get a low-ball offer on a listing.

    It was geared toward residential, which makes sense. That market has slowed down. And with less experienced agents, their entire career has been: list the house, then referee the bidding war.

    They may need help navigating lower offers.

    Land’s different. The low-end buyers have always been there. I know how to handle them — but since having more tools never hurts, I clicked on the article anyway.

    Let’s just say it wasn’t what I expected.

    Although maybe I should have expected it.

    Instead of strategies for getting buyers to raise their offers, it was full of ways to get your own client to accept something way below what was discussed.

    In other words, the opposite of how I promise to treat my clients.

    If I tell you I believe your property is worth a certain amount, I’m not going to turn around and sell you on taking 60% of it just because an offer came in.

    Sure — markets change.

    And homeowners often have more urgency (two mortgages, relocation, etc.), while landowners usually don’t.

    And yes, sometimes a seller does need guidance on what’s realistic.

    That’s all fine. There’s nothing wrong with explaining the market.

    But there’s a big difference between that and selling someone on doing something against their own interests.

    I don’t do that.

    My principle is simple: treat people the way I want to be treated.

    That’s not a tactic. That’s the job.

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    PS — You’re probably not ready to buy or sell land today. That’s fine.

    But it never hurts to know what your property’s really worth. Get a free, no-obligation report below — or just sign up to get future posts by email.

    Is it ever a bad idea to start talking to someone who will treat you the right way?

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  • Be Smart Like Donald Trump

    Be Smart Like Donald Trump

    Hillary might shame you if she knew. But the laws are the laws.

    If you’re like me, you figured out a long time ago that political debates are mostly useless for deciding who to vote for.

    But that doesn’t mean they’re not entertaining — especially if a certain someone’s involved.

    (You know who I’m talking about.)

    And sometimes, something gets said that’s worth remembering.

    In one of the 2016 debates, Hillary Clinton tried to shame Donald Trump for paying zero in income taxes some years.

    Trump cut her off and said, “That makes me smart.”

    Second-best line of the night, right behind “Because you’d be in jail.”

    But I digress.

    The point is: whatever you think of it, the tax laws are what they are.

    You might not like that a guy like Trump can structure things where he doesn’t pay much (or anything) in taxes. But that doesn’t make it illegal.

    You can try to change the laws (good luck), or you can use them to your advantage — within the rules.

    If you’re selling real estate, hopefully you’re looking at a nice gain.

    But with that comes Uncle Sam waiting for his share.

    Knowing a few basic rules can help you structure your sale in a way that keeps a lot more of what you’ve earned.

    That’s why I put together a short guide called “Minimize Your Capital Gains Taxes.”

    It walks through several of the best strategies used by experienced sellers — written in plain English, not accountant-speak.

    Here’s what it covers:

    • The IRS Exclusion Rule: How to qualify for the $250,000 / $500,000 gain exemption
    • Improving Your Basis: Why it pays to keep track of upgrades and improvements
    • 1031 Exchanges: How reinvesting the right way can defer taxes entirely
    • Timing & Strategy: Why a little planning before you sell can save a lot later

    It’s not a long read — five minutes tops — but it could save you thousands.

    Get the Report Here

    If you’re even thinking about selling property in the next year or two, it’s worth understanding how the numbers really work.

    And if you’d like me to show you what your land, lot, or home is worth in today’s market, I’ll include that too — no charge, no pressure, no tax lectures.

    Disclaimer:

    I’m not a CPA or tax attorney, and this guide isn’t tax or legal advice. Everyone’s situation is different, so you should always consult qualified professionals before making financial decisions. This information is just meant to help you ask better questions and make better plans.

  • It Ain’t Giving Up And Going Home Time

    It Ain’t Giving Up And Going Home Time

    Things often seem like they’re never going to change. But we can’t give up.

    For we have come to share in Christ, if indeed we hold our original confidence firm to the end.
    — Hebrews 3:14

    Sometimes it feels like no matter how hard we pray or try to do what God asks, nothing moves the way we want.

    Family members get sick. Friendships don’t work out. Bad people seem to get all the good results — and enjoy them right in your face.

    Other times we get what we were hoping for… just not for long.

    The new job or promotion doesn’t fix everything. One problem gets solved, and a bigger one shows up in its place. The political fix that was supposed to change things turns out to be more of the same.

    It’s frustrating. And it’s understandable that people would want to throw their hands up and quit.

    But we mustn’t. No matter how pointless it feels, we’re called to keep doing what God asks.

    Even when the results aren’t visible yet.

    That’s faith — believing in things not yet seen.

    Trusting that the result is coming, even when it looks impossible.

    It can seem like there’s not enough. But there is.

    I have an old friend who lives out of state. We send each other videos of the sermons we hear at our churches.

    His pastor’s style is different — he’ll punctuate sentences by calling out someone’s name in the congregation, like he’s speaking straight to them.

    The first time I watched one, I was still getting used to it. And then it happened:

    “It ain’t giving up and going home time, [friend’s name]!”

    It made me laugh, and I’ve texted that line to my friend ever since. But the more I think about it, the more I realize — that’s pretty good advice.

    Because just when things don’t seem to be working out, that’s when faith matters most. We can’t quit.

    Not because we think tomorrow everything will finally go our way.

    But because one day, things will be so much better than we could ever imagine.

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    PS – I’ve been saying recently it’s wise to keep a physical copy of the Bible.

    Reading the Bible won’t save you, only faith in Jesus does that. But it will help you understand God (and yourself), and can only lead you in the right direction.

    Reading or listening electronically is great—until the power or the connection goes out.

    Will that happen? Maybe not. Could it? Sure.

    It’s a risk you can remove easily and cheaply.

    You can buy one here on Amazon

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

  • Don’t Let Taxes Eat Your Profit

    Don’t Let Taxes Eat Your Profit

    You earned it. The IRS doesn’t need all of it.

    When people sell property — whether it’s a home, a lot, or raw land — they usually focus on the price.
    And that makes sense.

    But what often gets overlooked is how much of that price you actually keep.

    Because depending on your situation, the IRS might be waiting to take a pretty big bite out of your profit.

    I’m not saying this to scare you. But I’ve seen more than a few sellers surprised by how much smaller their “take-home” ended up being.

    Here’s the thing: you don’t necessarily have to be one of them.

    If you know a few basic rules, you can structure your sale in a way that keeps a lot more of what you’ve earned.

    To make it easy, I’ve put together a short guide called “Minimize Your Capital Gains Taxes.”

    It walks through several of the best strategies used by experienced sellers — written in plain English, not accountant-speak.

    Here’s what it covers:

    • The IRS Exclusion Rule: How to qualify for the $250,000 / $500,000 gain exemption.
    • Improving Your Basis: Why it pays to keep track of upgrades, remodels, and improvements.
    • 1031 Exchanges: How reinvesting the right way can defer taxes altogether.
    • Timing & Strategy: Why a little planning before you sell can save a lot later.

    It’s not a long read — five minutes tops — but it could save you thousands.

    Get it Here

    If you’re even thinking about selling property in the next year or two, it’s worth understanding how the numbers really work.

    And if you’d like me to show you what your land, lot, or home is worth in today’s market, I’ll include that too — no charge, no pressure, no tax lectures.

    Disclaimer:

    I’m not a CPA or tax attorney, and this guide isn’t tax or legal advice. Everyone’s situation is different, so you should always consult qualified professionals before making financial decisions. This information is just meant to help you ask better questions and make better plans.

  • Nobody Knows the Future (But That Doesn’t Stop Them from Pretending)

    Nobody Knows the Future (But That Doesn’t Stop Them from Pretending)

    Forecasts are fine—just don’t build your life around them.

    As humans, we crave certainty. It makes us feel better to look at the world, make some assumptions, and act like we know what’s coming next.

    The problem? We almost never do.

    I ran across a 1999 Texas Water Development Board report recently. It had population projections for 2030 that are… slightly off.

    Here’s a few local gems, compared with actual 2025 estimates:

    CityProjected 2030 Pop.Actual 2025 Est.% Error
    McKinney65,912226,000+243%
    Frisco45,450235,000+417%
    Prosper2,72646,000+1,587%
    Melissa1,26926,000+1,949%
    Celina4,06061,000+1,402%

    **I didn’t include Princeton on the list, but the projections showed it to lose population between 1999-2030.

    (Today it’s only the fastest growing city in the US)

    Good thing nobody was betting real money on those guesses.

    If cities had actually planned their water capacity around those projections, we’d be in trouble.

    Thankfully, most local leaders had the sense to look around and see what was actually happening on the ground.

    Not everyone, of course. Some folks still play politics with growth—voting one way to serve water and another way on annexation just to score a few points online.

    It doesn’t stop the growth, but it does make them feel clever. And look good to their supporters.

    Anyway. The bigger point is this:

    You can plan all you want, but nobody really knows the future.

    If you ask me what your land or lot will be worth in five years, I’ll tell you the truth—I don’t know.

    What I can tell you is what’s happening right now, and what similar properties have actually sold for.

    That’s what matters when you’re making decisions today.

    So if someone promises to tell you exactly what something will be worth later—run. They’re either lying or don’t understand reality.

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    PS- Want to know what your property’s worth today? I’ll tell you what I know. No charge, no pressure, no fortune telling.

    And no virtue signaling.

    Is it ever a bad time to begin a conversation with an expert who also knows what he doesn’t know?

    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

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  • Knowing When To Take a Shot

    Knowing When To Take a Shot

    Threading the needle is great, but avoiding disaster is job one.

    While waiting for the Cowboys game to start last Sunday, I was watching Minnesota take on Philadelphia. I was pulling for Minnesota, since a win would help Dallas.

    But because of injury, Carson Wentz was playing quarterback for the Vikings. He used to play for Philly, and last Sunday it kind of looked like he still did. On one play — 2nd and 27, no less — he threw a pass that had no hope of being completed and got picked off.

    After the game, Wentz said he was “trying to make a play.” But his poor decisions cost his team.

    Fast forward to the Dallas game. With Dallas leading, Washington’s starter got hurt. On just his second throw, backup Marcus Mariota made a terrible decision on a broken play — interception, returned for a touchdown. Game over.

    I didn’t see a quote from Mariota afterward, but he looked like he was trying to “make a play” too.

    Big plays are great, and they’re what fans remember. But a big part of winning comes from avoiding big mistakes. A quarterback has to know when it’s time to take a risk, and when to live to fight another day.

    The backup QB is often more athletic than the starter — but usually sits because he doesn’t make decisions as well.

    That same logic applies outside football. Selling land isn’t as complicated as reading an NFL defense, but it’s not as simple as it looks either. There’s more to it than most people realize, especially when you’re watching someone who’s been doing it for decades.

    Is it cheaper to do it yourself?

    It depends.

    Mistakes can be expensive. If you don’t know what you don’t know, you can leave money on the table, take longer to sell, or worst of all, wind up in a lawsuit.

    I’ve been at this nearly 30 years. I’ve learned to be careful — sometimes overly so — and I’ve seen plenty of others learn the hard way. A few lessons have come that way myself.

    The good thing about experience is that it helps you spot trouble before it starts.

    Sometimes the smartest play is knowing when not to make one.

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    PS- you’re probably not ready to buy or sell now. That doesn’t mean it’s a bad idea to make sure you are ready in case something changes.

    To get a free, no obligation report on your property, including nearby sales and activity and current opinion of value, just click below. You’ll also get articles like this in your email.

    Is it ever a bad time to start getting your ducks in a row?

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  • Play Ball!

    Play Ball!

    They say baseball is defined by numbers but it also defies the numbers.

    Like Most Things.

    The World Series starts Friday.

    With so much riding on every game, postseason baseball can be a lot more fun to watch—even for casual fans. For a sport that measures everything, it sure gets unpredictable when it matters most.

    And that’s the point. The numbers show who’s better over time, not who will win today.

    A .250 hitter is considered average. A .300 hitter is a star.

    But the difference between them? About one extra hit per week.

    Watch only a few games, and you’d never know which one was which. Many weeks, the “average” guy might even look better. The game’s randomness keeps it interesting—and keeps fans hopeful.

    Kind of like real estate.

    You’ve seen the agent who lucked into one great result and now claims she gets her clients THE MOSTEST THE FASTEST.

    Maybe she does. But there’s no way to know. Every deal is different, and the numbers you see usually come from the same place the bragging does—the agent.

    So what do you do? Go with someone you trust.

    If your agent doesn’t realize those stats don’t mean much, they’re clueless.

    If they do and use them anyway, they’re dishonest.

    Either way, not who you want representing you.

    If you’d rather work with someone who tells you the truth, even when it’s not shiny, I know a guy.

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    PS — You’re probably not ready to buy or sell anything today. But it never hurts to know where you stand. Getting current market info is free, useful, and comes with zero obligation or pressure.

    Is it ever a bad time to start a conversation with an honest expert?

    Click below.

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  • Hate To Have Missed This

    Hate To Have Missed This

    It’s not every day you get a chance to hear from an all-time great

    If you’re in any kind of service business, I’m sure you get a lot of the same kinds of emails I do — free webinars that turn out to be thinly disguised sales pitches for something you probably don’t need.

    But every now and then, one might actually be worth the time. I had the chance to watch one of those today. Unfortunately, I missed the invite and the show was over by the time I got back from lunch.

    The webinar was hosted by Chris Voss, author of Never Split the Difference — one of the best negotiation books out there. If you can master even a few of his concepts, it’s like playing a completely different game than everyone else. In a good way.

    And since basically everything in life involves negotiation, I’d say it’s worth learning.

    You can buy it here on Amazon.

    In the book, Voss talks a lot about empathy — a word that’s commonly misunderstood. Most people confuse it with sympathy.

    That’s not what it is.

    According to Voss, empathy is the understanding of another person’s world — without judging, and without necessarily agreeing.

    You know you’ve hit that point when you can explain their position back to them and they say, “That’s right.”

    (Not “you’re right,” but “that’s right.”)

    That’s when the light turns green for real progress. Until then, a negotiation is just two people talking past each other and trying to convince one another.

    So if I already know all this, why am I so annoyed about missing the webinar?

    Because the guest was Daryl Davis.

    He’s a blues musician, author, and actor — but also one of the greatest negotiators alive, even if not in a business sense.

    There’s a documentary about him called Accidental Courtesy: Daryl Davis, Race & America. You can find it on YouTube (at least you could this morning). I highly recommend it.

    The movie tells how Davis — a black man — has personally convinced hundreds of Ku Klux Klan members to leave the organization. Many of them even gave him their robes when they quit.

    He’s got a closet full of them.

    Davis accomplished all this using empathy. Not agreement, not argument — understanding.

    If empathy can do that, I think it’s fair to say it might help you in whatever it is you’re doing — business, family, or real estate.

    So yeah, I’m sorry I missed it. I’m sure I would’ve learned something new, and it would’ve been an honor to ask him a question. Maybe I’ll get another chance.

    Until then, I’ll reread Voss’s book (again). I get something different out of it every time.

    Would it be a terrible idea to improve your negotiating skills — and your life?

    Buy the book here.

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    ***As an Amazon Associate, I earn from qualifying purchases. That means if you click a link and buy something, I may receive a small commission — at no extra cost to you.

  • Repetition Is the Point

    Repetition Is the Point

    Your kids aren’t the only ones who benefit from being told something repeatedly.

    I recently read something that said there’s usually one thought or chapter in any business book that’s worth reading. I think that probably applies to personal development books too.

    It’s an interesting thought, but not the whole story. If you only read one book, you’ll probably take away quite a bit from it.

    Assuming you read a good one (look here).

    But once you’ve read several, you’ll notice they cover a lot of the same ground. You might not find much new in any single book.

    Although you still need to read it cover to cover to find out what it is.

    Still, that doesn’t mean it’s a waste of time. In fact, it’s the opposite — you’re doing yourself a disservice if you don’t.

    If you’ve got kids, you already know that people often have to be told something more than once before it sticks. Even when they’re well-behaved, it can take patience to steer them the right way.

    And where do you think they got that from?

    Even if these books share the same ideas, each approaches them from a different angle — and that’s what helps. Sometimes one phrasing or example hits differently and gives you insight you missed elsewhere.

    (This might be that one “thought or chapter” the person was talking about.)

    As a quick example, take goal setting:

    In his various books, Scott Adams says systems > goals.

    In Start With No, Jim Camp says the only valid goals are those you have near 100% control over.

    In The Slight Edge, Jeff Olson says your small daily habits deserve more focus than your larger goals.

    All slightly different — all pointing to the same idea. Focus on the process, not the outcome.

    If you want to lose weight, don’t obsess over what the scale says every morning. Commit to eating a certain way every day and exercising regularly. Those are daily actions you can actually complete — and feel good about.

    Then check occasionally to see if those habits are getting you closer to the result you want. If so, great. If not, you’re still succeeding by completing the process — just make adjustments and keep going until you get there.

    So keep reading, it pays off.

    Even if a lot of it seems redundant.

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    PS — This one didn’t have much to do with real estate directly. But if you’re the kind of person who values learning and improvement, is it really that crazy to think you’d want to deal with similar people in life and business?

    You’re probably not ready to buy or sell land today. I don’t deal in pressure — but is it ever a bad idea to get ahead of things? Especially something consequential like this?

    I offer a free, no-obligation opinion of value on any lots or land you own. Even if you’re not ready to sell, can it hurt to know where things stand?

    There’s also free analysis and thoughts like these posted frequently.

    Just 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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  • There’s Always More Than Enough

    There’s Always More Than Enough

    No matter how much Jesus gives us, there’s more left over.

    On two separate occasions, Jesus fed a multitude of people with what seemed like a tiny amount of food.

    The first time, He fed a crowd of 5,000 at Bethsaida with five loaves of bread and two fish.

    Later on, He fed 4,000 in the Decapolis with seven loaves and a few small fish.

    I don’t see it pointed out often, but in both cases the Bible says the numbers only counted the men — not the women and children. We don’t know how many that added up to, but it could easily have been two or three times the size we usually picture.

    So twice, He fed thousands of people with basically nothing. And this wasn’t a symbolic snack — they ate until they were full.

    And afterward, there was more left over than they started with.

    Pretty neat trick(s), you have to admit.

    But I think that part — the more left over afterward — doesn’t get the attention it deserves.

    It’s not just a miracle about food. It’s a picture of how Jesus works, and how it’s different from how we work.

    The apostles looked at what they had and thought there was no way it could be enough. But it was. More than enough.

    When we look at our sin — or at the world’s — it’s easy to think there’s no way provision has been made to cover it all. The idea that one man’s death and resurrection thousands of years ago could be enough for everyone seems impossible.

    But it is.

    It’s more than enough. There’s more left over when He’s done than when He started.

    Thankfully.

    There’s enough for all of us. And if we ever need more, it’s still available.

    You may feel like you’ve done too much, for too long, and strayed too far to be forgiven. Not true.

    Or you may think you need to clean yourself up first before coming to Jesus. Also not true. (And it’s a good thing, because without Him, you can’t.)

    Jesus offers forgiveness and salvation to whoever asks for it.

    And after you get it, there’s still more left over for the next guy. Hard to beat that deal.

    If you’re reading this, it’s not too late.

    Ask Jesus Christ to be your personal Lord and Savior today.

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    PS – I’ve been saying recently it’s wise to keep a physical copy of the Bible.

    Reading the Bible won’t save you, only faith in Jesus does that. But it will help you understand God (and yourself), and can only lead you in the right direction.

    Reading or listening electronically is great—until the power or the connection goes out.

    Will that happen? Maybe not. Could it? Sure.

    It’s a risk you can remove easily and cheaply.

    You can buy one here on Amazon

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