Mike Browning

Tag: real-estate-advice

  • If They Knew, They’d Be on a Boat

    If They Knew, They’d Be on a Boat

    Take predictions with a grain of salt, no matter how convincing

    Even if you don’t watch them regularly, I’m sure you’ve seen the financial news channels—the ones with talking heads predicting where this stock, that stock, or the whole market is headed.

    And I’ll admit, some of them sound pretty sharp. Convincing, even.

    But here’s the thing:

    If they really knew what was going to happen, they wouldn’t be on TV. They’d be retired on a yacht somewhere. So let’s be honest—they’re at least a little bit full of it.

    Same goes for real estate. There are plenty of people out there ready to tell you exactly what the market will look like six months or a year from now. And they can sound pretty slick while doing it. But be careful. Even if they end up being right, that doesn’t mean they actually knew anything.

    Anyone who claims to know the future—or promises specific results in selling real estate—is either lying or fooling themselves. And like I’ve said before, either way, that’s not someone you want working for you.

    You can ask me what I think is going to happen, and I’ll tell you: I don’t know. Historically, land values tend to go up. But it’s not a straight line, and it depends on a lot of factors. What I can do is show you what’s happened recently and give you a sense of today’s market—assuming things stay reasonably steady.

    Am I ever wrong? Sure. Just ask my wife. Or my kids.

    But I’ll never just tell you something I don’t know, just because it sounds good.

    As always, no pressure. Ever. But you can get me here anytime if you’re thinking about selling.

    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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  • 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

    Just a glutton for punishment?
    Sign up now to get more articles like this in your email.
    Sign Up Now