How to Sell Your New York Land on Your Own in 2026 Without Hiring a Realtor

New York land sits at the center of a fast-moving development economy, and that momentum can work in your favor—even if you sell without a realtor. Land development contributes nearly $26 billion to New York’s GDP, and current construction pipelines reinforce why qualified buyers continue to hunt for buildable, well-positioned acreage.

In New York City alone, construction is projected to generate $262 billion in economic activity from 2024–2026, according to the New York Building Congress 2025 Annual Report. The same report projects 583,000+ total construction industry jobs statewide in 2025 and 250,000+ construction industry jobs in New York City in 2025 (New York Building Congress 2025 Annual Report). That scale matters because strong job demand and active project pipelines typically translate into continued interest in entitled lots, infill parcels, and land with clear development paths.

Many owners still choose “For Sale By Owner” to avoid land agent commissions that can reach up to 6% of the sale price. If you’re willing to manage pricing, marketing, showings, and negotiations yourself, you can reach buyers directly through modern listing platforms and local investor networks—while still bringing in legal and tax professionals for the parts that truly require expertise.

Understand What’s Driving New York Land Demand Right Now

Today’s buyers—developers, builders, and long-term investors—follow the money and the permitting trends. In NYC, construction spending splits heavily across categories, with 31% directed to residential projects and 41% to non-residential projects, according to the New York Building Congress 2025 Annual Report. That mix increases demand for different land types: residential-ready parcels, mixed-use opportunities, and sites near employment and transit.

Major projects also signal what sophisticated buyers will pay for well-located sites. When complete, 70 Hudson Yards is expected to contribute nearly $19 billion annually to NYC GDP, according to OMERS / Oxford Properties. And office development continues to reshape certain submarkets, with 3.5 million square feet of 5-star office space expected to be added in NYC over the next 3 years, per the NYC Comptroller New York by the Numbers (January 2026).

Finally, state and city revenue trends influence infrastructure spending and public priorities that can affect land values over time. NYC contributed 54.5% of New York State revenues ($68.8 billion) in State Fiscal Year 2021–22 (NYC Comptroller New York by the Numbers (January 2026)). Meanwhile, New York State’s All Funds tax revenue for SFY 2024–25 is projected at $116.2 billion, a 9.2% increase, according to the NYS Assembly Ways and Means Committee 2025 Economic and Revenue Report. Buyers track these signals because they shape long-term confidence, financing, and development activity.

Do Your Research on the New York Land Market

Before you list, ground your asking price in reality. Start by reviewing recent land and property sales near your parcel to understand what buyers are paying now. You can use online data sources like local New York land and property sales research, county assessor records, and comparable listings that recently went under contract.

Then evaluate the variables that move land pricing in New York:

• Location (NYC boroughs, Hudson Valley, Long Island, Upstate, etc.)
• Zoning and permitted uses
• Road frontage and access
• Utilities (water, sewer, electric, gas, broadband)
• Topography and buildability (wetlands, steep slopes, rock, soil quality)
• Development upside (subdivision potential, entitlements, approvals)

Accurate research helps you avoid the most common FSBO mistake: pricing too high and watching the listing go stale.

Determine the Exact Boundaries of Your Land

Buyers rarely move forward when acreage and property lines feel uncertain. Define your parcel clearly before marketing it.

• Walk the perimeter and identify stakes, fences, pins, or obvious encroachments.
• If boundaries are unclear, hire a licensed surveyor to mark corners and produce a certified survey.
• Pull your deed and legal description from the county clerk to confirm the lot dimensions match reality.

Clear boundaries reduce disputes, shorten due diligence, and strengthen your negotiating position.

Check Local Zoning Laws and Regulations

Zoning can increase your land’s value—or limit it dramatically. Call the local planning or zoning department and confirm the rules that govern what a buyer can do with the property:

• Zoning classification (residential, commercial, industrial, agricultural, conservation, etc.)
• Minimum lot size, density, frontage, and height limits
• Setbacks, buffers, and coverage limits
• Easements, right-of-way access, and deed restrictions
• Special permits, variances, or site plan approvals
• Subdivision limits or required road/utility improvements

When you understand the rules, you can market to the right buyer—builder, developer, investor, farmer, or conservation buyer—and avoid late-stage deal collapse.

Decide on a Pricing Strategy

Set a price that attracts qualified buyers while still protecting your upside. Use recent comps, adjust for your parcel’s constraints and benefits, and consider your timeline.

• For a faster sale: price near the lower end of the comp range to pull in cash and shovel-ready buyers.
• For maximum value: price based on the highest and best use supported by zoning and realistic due diligence outcomes.
• For FSBO dynamics: remember some buyers expect a discount because you’re not paying an agent—so be ready to justify your number with facts.

If you want additional pricing support, commission an independent appraisal so you can negotiate from evidence instead of instinct.

Handle Legal Work and Paperwork

To sell land yourself in New York, you must manage the documentation that agents often coordinate. Treat paperwork like deal insurance: when it’s clean, buyers move faster and negotiate less aggressively.

• Order a title search early: confirm ownership and uncover liens, boundary issues, or easements. Resolve problems before you accept an offer.
• Plan for buyer due diligence: depending on the parcel, buyers may request septic and well information, soil tests, wetlands flags, or environmental assessments.
• Understand taxes and filing requirements: New York land sales often trigger transfer tax and mandatory filings. Capital gains taxes may also apply depending on your cost basis and profit.
• Complete required disclosures: New York sellers typically provide a Property Condition Disclosure Statement (or follow the legally permitted alternative). Use accurate, honest disclosures to reduce liability.
• Use a New York-appropriate purchase contract: include purchase price, deposit, contingency deadlines, closing date, and who pays which costs.

Even when you sell without a realtor, a real estate attorney can review the contract and closing package to protect you and keep the transfer compliant.

Market the Land Effectively (Modern FSBO Playbook)

To replace what an agent does, you need broad exposure and clear information. Start with strong visuals and buyer-friendly data.

• Install a professional For Sale By Owner sign with a phone number and a QR code to your listing page.
• Create listings on major platforms (Zillow, LandWatch, Lands of America, Craigslist, Facebook Marketplace) and any niche sites that target land buyers.
• Build a simple one-page “property packet” (PDF) with maps, zoning, survey, tax ID, utility notes, and a clear call to action.
• Run targeted social posts and local community group posts where appropriate.
• Network directly with builders, developers, and adjacent landowners who may want to expand.

In every listing, lead with specifics buyers scan for: acreage, road access, zoning, utilities, buildability notes, nearby anchors, and what you’ve already verified.

Screen and Pre-Qualify Prospective Buyers

Your time becomes your commission—protect it. Before you schedule a showing, confirm the buyer can actually close.

• Ask whether they’re paying cash or using financing, and request proof of funds or a pre-approval.
• Confirm their intended use aligns with zoning and site constraints.
• Watch for offers that include unusual contingencies, open-ended timelines, or attempts to shift unreasonable risk to you.
• Do basic background research to validate identity and seriousness.

Pre-qualification reduces no-show appointments, lowball “testing” offers, and stalled contracts.

Be Available to Show the Property

Buyers purchase land with their eyes and their imagination. A good showing makes the site feel understandable and buildable.

• Offer set showing windows each week and confirm appointments in writing.
• Keep access clear: mow where practical, mark corners, and open paths to key points.
• Walk the parcel and point out boundaries, access, utility locations, and any constraints you already know.
• Bring printed maps, the survey (if available), zoning notes, and disclosures.
• Follow up within 24 hours to answer questions and request feedback.

Negotiate Effectively with Buyers

In a land deal, negotiation usually focuses on price, contingencies, and time. Decide your priorities before the first offer arrives.

• Counter with data: use comps, zoning facts, surveys, and due diligence documentation to support your price.
• Stay flexible where it helps: consider terms like owner financing or a structured closing timeline if it raises your net outcome.
• Trade, don’t cave: if the buyer wants more contingencies, ask for a higher price, a larger deposit, or shorter deadlines.
• Keep it professional: calm, consistent communication preserves leverage and keeps the deal on track.

Close the Sale and Transfer Ownership

After you reach agreement, closing becomes an execution project. A title company or settlement agent can coordinate the moving parts, but you still need to stay organized.

• Confirm the closing date, location (or remote closing), and required documents.
• Order any municipal or county certificates the buyer’s lender or attorney requires.
• Review the closing statement carefully and verify the numbers match the contract.
• Sign the deed and transfer documents, then file the deed with the county clerk to record ownership.
• Save copies of everything for your tax preparer and future recordkeeping.

When you handle pricing, marketing, buyer screening, negotiation, and closing details with discipline, selling your New York land without a realtor is entirely achievable—and you keep more control over the outcome.

Final Words

Selling land on your own in New York takes real effort, but it can also deliver a stronger profit margin and a cleaner decision-making process. Build your plan around market research, accurate boundaries, zoning clarity, disciplined pricing, buyer-ready documentation, and consistent follow-through. When you need specialized help, use it strategically—especially for legal review and closing. With preparation and persistence, you can sell your New York land confidently without an agent and exit on terms that work for you.

Frequently Asked Questions (FAQs)

What legal paperwork do I need to sell land myself in NY?

You typically need the deed, a title search (and often title insurance for the buyer), required disclosures, a New York-appropriate purchase contract, transfer tax filings, and closing documents/settlement statements. Many FSBO sellers hire a real estate attorney to review contracts and guide closing.

How do I determine a good price for my land?

Use recent comparable land sales, confirm zoning and buildability, and adjust for access and utilities. If you want added support, order an independent appraisal and use it to defend your pricing during negotiations.

What marketing strategies work best for selling land without an agent?

Combine strong signage, high-quality online listings, a simple property packet (maps, zoning, survey, utilities), social media reach, and direct outreach to builders, developers, and adjacent owners. Clear facts and good visuals outperform hype.

What costs will I have to cover when selling land on my own?

Common costs include survey expenses, attorney fees, title-related fees, transfer taxes, listing/advertising costs, and any inspections or reports a buyer requests during due diligence. These costs vary by county and deal structure.

How do I properly show my land to potential buyers?

Offer consistent showing times, keep access clear, walk the property with buyers, bring maps and documentation, answer questions directly, and follow up quickly. Transparency builds trust and helps serious buyers move to an offer.