Mike Browning

Tag: north-texas-land-sales

  • Private Today. And Could Stay That Way.

    Private Today. And Could Stay That Way.

    The scary part about moving somewhere quiet is wondering how long til others discover it.

    There’s lots of activity around Bois d’Arc Lake. If you’re into privacy, that’s one of the things you worry about when selecting a homesite.

    Because while you can see how something looks today, you often can’t be sure what’s coming down the line.

    This 1.88 acre tract sits immediately west of the new Hidden Oaks development near the east side of the lake. Asking $199K.

    Hidden Oaks is planned for 43 lots total. That’s not nothing, but comparatively it’s still smaller scale.

    So you know what’s going in beside you. You’ll have newer homes and quality infrastructure.

    But this property is not part of Hidden Oaks itself, which means no HOA fees and no extensive restrictions. And no architectural committee telling you what you can build.

    You do what you want, when you want to do it.

    Want to go camp on it? Knock yourself out.

    Tiny house? Just comply with Fannin County rules and you’re good to go.

    The property has a little over 500 feet of frontage along County Road 2980, which helps give it a more open feel than many smaller lake-area tracts.

    Water service is available through Bois d’Arc MUD, with the 8-inch water line already in place along the frontage. All you have to do is buy the meter. Current cost is $5,600 as of today.

    What’s also good is what sits west of the property.

    There are only limited areas left that are realistically buildable before you start running into the lake overflow and flood-influenced areas closer to Bois d’Arc Lake itself.

    So while the area around you continues improving and developing, this particular stretch should still remain relatively quiet and private compared to many other lake-area corridors over time.

    Public boat ramps and recreation facilities at Bois d’Arc Lake are also just a short drive away.

    If you want to be near the lake, near newer development, but not boxed into somebody else’s rulebook, this is worth a look.

    Call or Text 214.354.3583, or email Mike@BrowningRE.com.

    Or if you’re working with an agent, have them reach out. MLS #21283218

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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:
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