Mike Browning

Tag: rural-property-sales

  • Am I Even A Real Person?

    Am I Even A Real Person?

    No meetings. No hassle. Just sold

    I’ve said before that in a high percentage of the land deals I handle—especially lots—I often don’t meet my clients until we’re signing documents at the title company. Sometimes, I don’t meet them at all.

    I do try to be at the closing, shake your hand, and say thank you in person. But sometimes it just doesn’t work out. Closings can happen without me there.

    Here’s a funny story from a few years ago: I sold a lot and couldn’t make it to the closing. I’d handled everything by email—pretty typical—and I don’t think I ever even spoke on the phone with the seller.

    She showed up at closing and asked the title agent:

    “Is Mike Browning even a real person?”

    The agent laughed and assured her I was. Said I was a great broker to work with.

    When I close deals with a new title company, I try to get there a little early. The staff are often surprised that I don’t know what my clients look like. Apparently, that’s unusual.

    If you’re selling a house, there’s a lot that needs to be shown, explained, and coordinated. And if someone’s going to be walking through your home while you’re not there, it makes sense to have met them and sized them up.

    But land—especially lots—is different. It’s usually straightforward. You just need someone who knows what to look for and what they need to know. With my experience, I can find all the key details (and probably a few you hadn’t thought about) without needing to meet in person.

    And you’re never committed to selling until you’re fully satisfied with the deal. You don’t owe me anything until the sale actually closes.

    I like to think my ability to close deals this way comes from writing clearly and helping people feel at ease. But really, most of the time, in-person meetings just aren’t necessary for this sort of thing.

    It’s not that I don’t want to meet you—we’re all just busy. Selling a piece of land usually isn’t at the top of your urgency list. So why not make it simple?

    My goal is to meet you once: at closing, when you’re being handed a check (or prepping for a wire). That way, our one in-person meeting is a good memory.

    No pressure. When you’re ready, I’m here.

    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