The Upsides and Downsides of Selling Your Land to a Michigan Land Buyer in 2026

Michigan landowners are making decisions in a faster-moving market than they faced even a few years ago. Farm acreage is tightening, farm structure is shifting, and land values have been rising—factors that can change how attractive a quick, cash sale to a Michigan land company may feel.

For context, Michigan had 9.40 million acres of land in farms in 2024, down 100,000 acres from 2023, according to the USDA NASS Michigan Farm Numbers News Release. The same report notes the average farm size was 214 acres in 2024, up 4 acres from 2023 (USDA NASS). Meanwhile, the number of farms fell to 44,000 in 2024, down nearly 3% from 45,300 in 2023, per USDA NASS.

At the same time, Michigan agriculture remains economically significant. Net farm income in Michigan rose from $2.927 billion in 2022 to $3.517 billion in 2023—an increase of 20.16%, according to Michigan State University Product Center - The State of Michigan Agriculture: 2025. Total sales of Michigan agricultural commodities were $11.554 billion in 2023, a 5.65% decline from $12.246 billion in 2022 (Michigan State University Product Center - The State of Michigan Agriculture: 2025). Export demand has also strengthened: Michigan’s ag-related exports hit $2.9 billion in 2024, a $282 million increase from 2023, according to the Michigan Department of Agriculture and Rural Development (MDARD).

Land prices have reflected these forces. Michigan led U.S. states with a 7.8% increase in farm real estate values in the latest reported period, according to American Farm Bureau Federation Market Intel. And as a baseline for many rural landowners, Michigan farmland values averaged $5,300 per acre statewide (2022), while some rural regions lagged—such as the Upper Peninsula at $3,266 per acre, per Farmland Information Center (data and statistics).

Against that backdrop, selling to a specialized land company can deliver speed and certainty—but it often trades away some upside. Below is a clear look at why Michigan landowners choose this option, where it shines, and where it can cost you.

Why Sell to a Michigan Land Company?

Selling directly to a land-buying company appeals to many owners because it removes friction from the transaction—especially for vacant, rural, inherited, or hard-to-market parcels.

• Speed and certainty: Land companies often buy with cash, which helps you avoid lender timelines, appraisal risk, and financing fall-through.
• Simpler decision-making: You typically evaluate one offer and one set of terms instead of managing showings, negotiations, and buyer requests.
• Reduced seller workload: Many companies coordinate title work and closing steps, which matters if you live out of state or can’t easily visit the property.
• “As-is” flexibility: Some buyers will purchase land with access issues, unclear boundaries, overgrowth, or other complications—without requiring you to “fix” everything first.

If you’re comparing options, this guide focuses on selling your land to a company versus listing traditionally or selling it yourself.

Key Pros of Selling to a Land Company

1) Faster timeline from offer to closing

Rural and vacant land can take a long time to sell through traditional channels, especially when buyers need financing or when the property doesn’t photograph well and attracts limited traffic online. A land company can often move faster because it already has a buying process, valuation framework, and cash available.

That speed can be valuable if you’re settling an estate, paying back taxes, ending a partnership, or simply want to stop carrying annual costs like taxes and maintenance.

2) Higher certainty (fewer moving parts)

Traditional offers can collapse due to financing, appraisal gaps, inspection findings, or buyer hesitation. Land companies typically remove the financing contingency by buying with cash, which can reduce the odds of last-minute surprises.

3) Less paperwork and fewer logistics for the seller

Land sales can involve title documentation, surveys, easements, legal descriptions, access questions, and tax records. When you sell land on your own, you may need to coordinate many of these steps yourself. A land company often manages most of the transaction workflow and guides you through what it needs to close.

4) No marketing, showings, or extended negotiations

Listing land can require professional photos, signage, online syndication, ongoing inquiry management, and repeated buyer conversations—often with no guarantee of a serious offer. A land company typically makes a direct offer based on its underwriting, and you decide whether the convenience is worth the price.

5) “As-is” purchase can help with problem parcels

Some land is hard to sell because of access limitations, lack of utilities, poor perc potential, wetland constraints, zoning restrictions, or unresolved title issues. Many land companies buy “as-is,” which can let you exit land that would otherwise require time and money to prepare for the retail market.

6) Remote-friendly sale for out-of-state owners

If you’ve moved away from Michigan, handling showings, inspections, and closing logistics can become expensive and frustrating. Many land-company transactions can be handled remotely through phone, email, and digital signatures.

7) Cash purchase reduces financing risk

In a changing interest-rate environment, financed buyers can struggle to qualify—or they may renegotiate after an appraisal. Cash offers from land companies typically eliminate those uncertainties. Many companies also aim to simplify seller costs at closing, though you should confirm fee responsibilities in writing.

Potential Cons of Selling to a Land Company

1) You may receive a below-market offer

The central tradeoff is price. Land companies generally need a margin to cover risk, holding costs, and resale expenses. That means the offer will often come in below what you might achieve through a well-marketed retail listing—especially for prime parcels near growing communities.

However, for remote acreage or low-demand tracts, a direct offer can still be competitive versus months (or years) of carrying costs and uncertainty.

2) You give up future appreciation

Land can appreciate, and recent data highlights why that matters in Michigan. The state led the nation with a 7.8% increase in farm real estate values in the latest reported period, according to American Farm Bureau Federation Market Intel. If your parcel sits in the path of development or benefits from broader agricultural demand, selling quickly could mean you exit before the next leg up.

3) You may lose income potential from productive land

For farmland, timberland, or parcels with leasing potential, selling converts an income-producing asset into a one-time payout. Michigan’s production scale shows how meaningful that can be: in 2023, Michigan farmers harvested 346.08 million bushels of corn (on increased acres), and they harvested 2.02 million acres of soybeans, producing 92.92 million bushels, according to Michigan State University Product Center - The State of Michigan Agriculture: 2025. If your land participates in that type of productivity—directly or through a lease—you should weigh the long-term cash flow you’re giving up.

4) Tax consequences can be significant

A land sale can trigger capital gains taxes, and the timing of a cash closing can affect your tax planning. Depending on your situation, strategies like a 1031 exchange (when eligible) may be worth discussing with a qualified tax professional before you sign anything.

5) You lose control over what happens next

After closing, you generally won’t influence how the property is used, improved, subdivided, or resold. If the land has family significance or you care about future use, this lack of control can be a real downside.

6) The buyer’s process still sets the pace

Many companies move quickly, but not all do. Offer timing can depend on deal volume, internal underwriting, and how fast they can resolve title or access questions. If you need a sale by a specific date, confirm the closing timeline in the contract.

Tips for Successfully Selling Your Land to a Company

• Get multiple offers: Request quotes from more than one land buyer to benchmark pricing and terms.
• Vet the company: Check reviews, verify business details, and ask questions about how they evaluate land and handle closing.
• Bring in advisors when needed: A real estate attorney and tax professional can protect you, especially for high-value parcels or complex ownership.
• Disclose issues early: Share known easements, access limitations, back taxes, liens, boundary disputes, or restrictions upfront to avoid delays later.
• Negotiate timelines and terms: If you need a specific close date or extra time to remove personal property, ask before signing.
• Review the settlement statement carefully: Confirm the purchase price, prorations, and any fees deducted from your proceeds.
• Keep a clean paper trail: Save emails, contracts, and closing documents for future reference.

Final Thoughts

Selling to a Michigan land company can be a smart move when you value speed, simplicity, and certainty—especially if your land is remote, inherited, vacant, or difficult to market. It can also be a costly move if your parcel has strong retail demand or meaningful long-term income and appreciation potential.

Michigan’s land and ag landscape is changing: 9.40 million acres remained in farms in 2024 (down 100,000 acres year over year), farms declined to 44,000, and the average farm size grew to 214 acres (all per USDA NASS Michigan Farm Numbers News Release and USDA NASS). At the same time, Michigan agriculture posted major economic signals—like net farm income rising to $3.517 billion in 2023 and exports reaching $2.9 billion in 2024 (per Michigan State University Product Center - The State of Michigan Agriculture: 2025 and MDARD). Those trends can influence both your timing and your pricing expectations.

If maximizing price is your top priority, consider a traditional listing strategy first. If you prioritize a clean, fast exit, a direct sale to a land company such as Land Boss may fit your goals—so long as you understand the tradeoffs.

Frequently Asked Questions (FAQs)

How much below market value will a land company offer?

Many land companies buy at a discount to retail to account for risk, holding time, and resale costs. The exact discount depends on location, access, zoning, wetlands/perc considerations, market demand, and how quickly the company expects it can resell.

How long does it take to sell to a land company?

Timelines vary by property complexity and title conditions. In many cases, sellers can move from initial contact to closing in weeks rather than months, especially when the company buys with cash and the title is clear.

What fees will I pay?

Some land companies cover most closing costs, but policies differ. Ask for a written breakdown of who pays title fees, recording fees, taxes, and any administrative costs before you sign.

What information will I need to provide?

Expect to share the parcel number, acreage, location, known access points, easements or restrictions, tax status, and any known issues (liens, disputes, encroachments, or environmental concerns). Providing accurate details early helps the buyer price the property faster and reduces closing delays.

What should I do before accepting an offer?

Compare multiple offers when possible, confirm ownership and title status, and consult legal/tax professionals for higher-value or complex properties. If you want to understand value benchmarks, consider comparing the offer to public data points such as the $5,300 per-acre statewide average (2022) and $3,266 per acre in the Upper Peninsula reported by the Farmland Information Center (data and statistics), while also accounting for local demand and property-specific constraints.