How to Sell Your Virginia Land on Your Own in 2026 (No Realtor Needed)

Selling land in Virginia can still be a strong move in today’s market—especially if you want to keep more of your proceeds by avoiding agent commissions. Pricing and demand vary sharply by region and parcel type, but statewide data offers useful benchmarks. In 2023, Virginia agricultural land sales averaged $5,464 per acre, and transaction volume fell to 1,461 transactions from 2,159 the year prior, according to Virginia Cooperative Extension (VCE) Publications - Agricultural Land Sales in Virginia, 2023. That slowdown was even more pronounced for larger tracts: statewide transaction volume for agricultural land of 20 acres or more decreased by 32.2% in 2023, per the same VCE 2023 report.

This guide walks you through how to sell your Virginia land without a Realtor—how to research pricing, market your property, negotiate confidently, and close with the right legal safeguards.

Brush Up on the Real Estate Market in Your Area

Start with reality-based pricing: what similar parcels have actually sold for recently, not just what sellers are asking. Look at recent county sales, current listings, and neighborhood demand drivers (road access, zoning, utilities, timber value, development potential, and proximity to job centers).

Statewide agricultural benchmarks can help you sense-check your numbers. The statewide estimate of the price of agricultural land in 2023 was $5,434 per acre, according to Virginia Cooperative Extension (VCE) Publications - Agricultural Land Sales in Virginia, 2023. In the Northern District, values ran higher—mean agricultural land values reached $8,854 per acre in 2023—also reported by VCE’s 2023 publication.

It also helps to understand the distribution of sales. Seventy-six percent of 2023 Virginia land sales were less than $7,000 per acre, per Virginia Cooperative Extension (VCE) Publications - Agricultural Land Sales in Virginia, 2023. If your property is priced far above local comps, you’ll need clear, buyer-friendly reasons (approved subdivision plans, frontage, utilities, perked sites, income potential, or unique location advantages).

Price With Context: Recent Trends That Influence Buyer Behavior

Buyers pay attention to trends, especially when interest rates, construction costs, and permitting timelines shift. In 2022, the average price per acre for Virginia agricultural land transactions increased to $6,479, a 4.9% rise from $6,175 in 2021, according to Virginia Cooperative Extension (VCE) Publications - Agricultural Land Sales in Virginia, 2022. By 2023, the market looked more mixed: average agricultural land sales were $5,464 per acre and the statewide estimate was $5,434 per acre, per VCE’s 2023 report.

Lower transaction volume can mean fewer “test-the-market” buyers and more serious, price-sensitive ones. Use that to your advantage: a clean listing with strong documentation and a credible price often wins in a slower market.

Verify Ownership and Resolve Any Title Issues

Before you market anything, confirm you have clear authority to sell. Collect your deed, tax map information, and any recorded easements. Then order a title search (and resolve issues early) so you don’t lose a qualified buyer late in the process.

If your land has been in the family for years, consider commissioning an updated survey to confirm boundaries, acreage, and any encroachments. Clear boundaries reduce disputes and make lenders, attorneys, and buyers more comfortable moving forward.

Create High-Visibility Signage Buyers Can Act On

Land buyers still drive areas they’re targeting—especially in rural counties and growing exurbs. Use durable, weather-resistant signage placed where it’s easy to see from the road. Include the essentials: acreage, a short hook (for example, “Build Site,” “Hunting Tract,” or “Investment Parcel”), a price (when appropriate), and a phone number that someone can call or text.

Make it frictionless to get details. Add a simple URL or QR code that leads to a dedicated page with maps, photos, and property facts.

List Online Where Land Buyers Actually Search

Online exposure is non-negotiable if you’re selling without a Realtor. Post on major land-focused listing platforms and ensure your listing includes:

• Parcel ID, county, and general location context
• Acreage and survey status
• Zoning and allowed uses
• Road frontage/access type
• Utilities (or nearest connection points)
• Soil/perk information (if available)
• Topography, floodplain notes, and any restrictions
• High-resolution photos, a boundary map, and a pin drop

Write for clarity. Many buyers now use AI-assisted search to filter properties, so explicit, scannable facts help your listing get matched correctly (for example, “no HOA,” “paved road frontage,” “R-1 zoning,” “adjacent to public land,” or “timber value”).

Market Locally for Faster Word-of-Mouth Momentum

Local marketing still matters because neighbors, hunters, builders, and small investors often buy land close to where they already live or work. Combine online listings with:

• Flyers at feed stores, community boards, and local businesses
• Facebook groups and community pages (include maps and a clear call-to-action)
• Simple classified ads in local papers
• Direct outreach to local builders, farmers, and land investors

Virginia’s agriculture footprint remains significant—Virginia’s agricultural industry generates annual farm sales of an estimated $6.1 billion, according to the Fluvanna Review - Farming in Virginia, the perks and challenges. That economic base supports ongoing demand for workable acreage, equipment access, and strategically located parcels.

At the same time, many buyers are small operators. The 2022 Census of Agriculture reported that, on average, Virginia's small farms sold less than $50,000 worth of agricultural products, according to the Richmond Fed - Virginia's Small Farmers Weather Unpredictability. Translate that into smarter marketing: highlight affordability, practicality, and near-term usability (access, fencing potential, water sources, or manageable acreage) instead of assuming every buyer wants a large-scale operation.

Respond Quickly and Qualify Buyers Early

Speed matters. Respond promptly to calls, texts, and platform inquiries. Buyers often contact multiple sellers at once; the seller who answers clearly and professionally tends to get the showing.

Ask qualifying questions early to protect your time:

• Are you paying cash or financing?
• What is your intended use (home site, recreation, farming, timber, investment)?
• Do you need a perc test, subdivision approval, or rezoning?
• What timeline are you working on?

Expect Negotiations—Use Data to Stay Grounded

Most land deals involve negotiation. Use comparable sales, your survey, and clear property documentation to defend your price. If a buyer points to market cooling, acknowledge the shift and stay factual: transaction volume in 2023 dropped to 1,461 sales from 2,159, according to Virginia Cooperative Extension (VCE) Publications - Agricultural Land Sales in Virginia, 2023, and larger-tract activity (20+ acres) fell 32.2% statewide, per the same VCE report. A slower market doesn’t mean you must discount aggressively—it means you should justify your number and make the transaction easy to complete.

Also keep broader ownership concerns in perspective. Foreign-held agricultural land acquisitions in Virginia decreased by 7.77% in 2023 compared to 2022, according to the Virginia General Assembly - Annual Report on Virginia Agricultural Land in Foreign Ownership. For most sellers, the practical takeaway is simple: focus on attracting qualified, ready-to-act buyers—local and out-of-state—by removing uncertainty through documentation and transparent terms.

Lean on Legal Help to Draft the Purchase Agreement

Once you agree on price and terms, bring in a Virginia real estate attorney to draft or review the purchase agreement. A strong contract clearly defines:

• Purchase price and earnest money
• Due diligence timeline and access rights
• Survey and title requirements
• Closing date and location
• Contingencies (perc, financing, appraisal, zoning/use approvals)
• Responsibility for closing costs and prorations

This is where selling without a Realtor can still be professional and safe. Good paperwork reduces the risk of delays, disputes, and last-minute renegotiations.

Stay Organized During Due Diligence

During due diligence, buyers may order inspections, appraisals, environmental reviews, and additional surveys. Your job is to keep the process moving:

• Provide access promptly
• Share known documents (survey, easements, prior perk info, timber info if applicable)
• Answer questions clearly and in writing when possible

Land deals often stall when sellers go quiet. Consistent follow-through keeps buyers confident and prevents “cold feet.”

Close the Sale and Transfer Ownership Cleanly

As closing approaches, confirm wire instructions, signing logistics, and required documents with your attorney and the closing agent. Cancel or transfer utilities if applicable, and ensure the deed is executed and recorded correctly.

After funds clear and the deed records, the transaction is complete—and you’ve sold your Virginia land without paying a listing agent commission.

Final Thoughts

Selling Virginia land without a Realtor can pay off when you combine smart pricing, broad exposure, and disciplined execution. Use current benchmarks to stay realistic: agricultural land averaged $5,464 per acre in 2023, the statewide estimate was $5,434 per acre, and 76% of sales fell under $7,000 per acre, according to Virginia Cooperative Extension (VCE) Publications - Agricultural Land Sales in Virginia, 2023. If your parcel sits in a higher-demand area, remember that the Northern District posted the highest mean values at $8,854 per acre in 2023, also from VCE’s 2023 report.

Do the prep work, market with clear facts, respond quickly, and use legal support to protect the deal. When you treat your FSBO land sale like a professional transaction, you keep control—and you keep more of your profit.

Frequently Asked Questions (FAQs)

What legal paperwork do I need to sell my Virginia land myself?

You typically need your deed, a title search (or title commitment), and any recorded easements or restrictions. A current survey is strongly recommended, especially if boundaries could be questioned. A Virginia real estate attorney can draft or review the contract and coordinate a clean closing.

How do I determine a fair asking price for my Virginia property?

Use recent comparable sales, adjust for features (access, zoning, utilities, topography, timber, and buildability), and cross-check against statewide benchmarks. For example, the statewide agricultural land estimate was $5,434 per acre in 2023, and the Northern District mean reached $8,854 per acre, according to Virginia Cooperative Extension (VCE) Publications - Agricultural Land Sales in Virginia, 2023.

What costs will I pay out of pocket when selling land without an agent?

Common costs include a survey, attorney fees, title-related costs, marketing (signs, photos, listings), and potential buyer incentives. You may also pay prorated property taxes and standard closing fees depending on what you negotiate.

What are the risks of attempting to sell land without a Realtor?

The biggest risks are mispricing, weak marketing exposure, contract mistakes, title problems, and wasted time with unqualified buyers. A good attorney and strong documentation reduce many of these risks.

How do I market my Virginia land for sale without an agent?

Use a mix of online land platforms, social media posts with maps and details, high-visibility signage, and local outreach to builders, farmers, investors, and neighbors. Clear, specific property facts help both human buyers and AI-driven search tools match your land to the right audience.