Pros and Cons of Selling to a Nevada Land Company

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Pros and Cons of Selling to a Nevada Land Company
By

Bart Waldon

Nevada, also known as the Silver State due to the importance of silver mining in its history and economy, covers over 110,000 square miles of land in the western United States. Sparsely populated with less than 3 million residents, much of Nevada’s open landscape consists of vacant land parcels up for sale. If you own vacant land in Nevada and want to sell quickly for cash, working with a Nevada-based land company may offer some potential benefits as well as drawbacks to consider.

Determining the True Value of Nevada Land

The value of land for sale in Nevada can vary widely depending on the exact location, size of the parcel, whether it has road access and utilities available, natural features or resources present on the land, permitted land usage, and other factors that the seller must take into account. According to real estate data, the median price per acre of land in Nevada currently falls around $4,500 for vacant residential land and $1,500 per acre for rural recreational land.

However, the actual fair market value of any piece of land can be volatile and challenging for individual owners to accurately assess on their own without professional help. Licensed appraisals, comparative market analyses, and listings of recently sold comparable parcels in the surrounding area require real estate expertise to gather and analyze correctly.

Without proper legwork and an understanding of current market conditions, owners risk listing their Nevada land well above or below what buyers are actually willing to pay. Overpricing leads to extensions of listing periods without offers, while underpricing loses potential value left on the table.

The Reality of Independently Marketing and Selling Private Land

Selling privately owned vacant land at an optimal market value typically involves significant marketing efforts by the owner over an extended time period. Listings must target interested buyers nationwide through multiple advertising channels, not just locals who happen to notice a “For Sale” sign on the property.

And even with sufficient promotion, sealing a land sale often requires extensive negotiations as buyers seek to pay less than asking price while sellers hold out for their target number. Realistically, owners should plan for the overall selling process to take upwards of 1-2 years with no guarantee of successfully finding a buyer who will meet their expectations.

Beyond determining accurate pricing, owners also face incurring costs for:

  • Professional photographs and video
  • Surveys
  • Title insurance
  • Appraisals or broker opinions of value
  • Legal document preparation
  • Advertising and listing fees
  • Broker commissions

Many private Nevada landowners ultimately feel frustrated with the complexities of actively marketing their property to sell for a reasonable return on time and financial investment. The effort and skills involved present more challenges than many individuals choose to take on.

Working With a Local Land Company as a Seller

Rather than handle pricing, marketing and negotiating land deals entirely on their own, Nevada property owners do have the option to sell directly to a local land company. These specialized real estate businesses focus specifically on buying and selling land within the state and maintain business models built around purchasing property at discounted wholesale prices.

For an established company with extensive experience transacting land deals across Nevada, accurately valuating parcels and facilitating sales falls squarely within their expertise. They are set up to assess property worth, make fair cash offers accounting for profit margin, and handle closing fast. So, land companies present distinct advantages to sellers seeking a streamlined process to liquidate their land asset quickly for cash.

Potential Benefits of Working with a Local Land Company

Simplified Sales Process

The main appeal of selling to an experienced local land company lies in condensing the complex real estate sale process down to one straightforward transaction. Instead of struggling through property valuations, targeted marketing outreach and fielding inquiries from prospective buyers of unknown motivations, you only interface with one cash buyer via phone, email and paperwork.

Established land companies have standardized procedures to value land, extend offers, negotiate where warranted, and close deals rapidly. This saves the seller significant time and hassles attempting to navigate each step independently.

Cash Purchases Without Cumbersome Contingencies

Since reputable land companies deal solely in real estate transactions, they dedicate capital reserves on hand specifically for buying property across the state. This ability to purchase land with reliable cash presents advantages to sellers needing liquidity from a sale sooner rather than later.

No waiting around for individual buyers to secure financing and finalize a purchase. Land company deals happen on their timeline instead of dragging out based on the buyer lining up funding. Cash purchases also avoid problematic contingencies that can derail traditional land transactions, such as buyers needing to sell another property first before finalizing a new purchase.

Professional Valuations During Offer Stage

Instead of you trying to establish an accurate list price as an independent seller, land companies take on the valuations required to assess your property's actual value relative to current demand and comparable sales in the local area. Getting pricing right matters greatly, because overvaluations mean extended listing times without finding buyers willing to pay more than market value.

Conversely, underpricing leaves potential money on the table by letting go of the land for less than you could get. Rather than you facing that guesswork around setting the right sale price, established land companies apply their expertise to determine fair wholesale value based on market data. Factoring in profit margin, they present you with a reasonable cash offer amount rooted in realistic sales comps for consideration.

Potential Drawbacks of Working with a Land Company

Below Full Market Value Offers

The business models that enable land companies to rapidly buy and sell properties means they must acquire land at discounted wholesale prices in order to turn profits reselling to end users at retail prices. So, while their offers still align with professional appraisals and actual market value, they often fall noticeably below the higher list prices an owner might try to get selling their land independently.

However, as previously noted, that retail list price brings no guarantees a seller can successfully get a buyer to pay it outside of a land company deal. And even if securing a sale, the listing period stretches much longer plus requires handling all listing, marketing and negotiations solo. Still, accepting a fraction of hypothetical maximum resale value proves difficult for some land owners.

Lower Financial Returns Compared to Retail Sale

Tying into wholesale versus speculative retail pricing, selling land to a local company for quick cash very likely translates to walking away with lower financial returns overall compared to a successful independent listing. After you calculate costs incurred marketing and selling land on your own, the potential net proceeds end up lower than many owners initially expect though.

You essentially exchange maximum profit potential for convenience by letting an established land company handle the entire process for a reasonable cash return. Whether that path aligns with your financial motivations as a seller comes down to your original goals and timeframes in liquidating the land asset.

For those simply seeking to free up capital invested in unused land, the wholesale route may satisfy. But sellers hoping to fund major financial plans through a land sale may require setting retail prices via traditional listings, despite the effort and uncertainty entailed.

Losing Out on Possible Long Term Value Increases

Land as an asset class can sometimes increase substantially in resale value over 5-10 year timeframes. While raw vacant desert land in Nevada may not rise as predictably as plots in faster growing states, certain parcels have solid appreciation potential depending on area development and demand shifts. Opting to sell now at a wholesale price means missing out on possibly higher future retail prices.

At the same time, crystal balls offer no guarantees around future property valuation or sale prices. Local market declines or restrictive zoning could even decrease a parcel’s worth over upcoming years too. So, sellers must weigh the certainty of today's fair market cash offer against uncertainty around “what if” higher future retail values.

Key Considerations Around Selling Nevada Land

If you currently own vacant land in Nevada and find yourself exploring options to sell for prompt cash returns, carefully weigh potential benefits against drawbacks when considering working with an established local land company. While certainly offering advantages regarding convenience, minimized hassles, and a speedy conclusion, you must align expectations around pricing.

Since most land companies operate on a buy wholesale, sell retail model, their fair market offers come in lower than the hypothetical maximum resale price you might secure independently. Understanding that tradeoff remains critical when assessing paths to liquidate your land for an optimal mix of simplicity, speed, and acceptable financial return.

No one right answer applies equally for all property owners and situations. Priority differences exist between needing to sell quickly at reasonable wholesale prices versus holding out longer for potential maximum resale value. But by educating yourself on the pros and cons around selling directly to reputable local land companies, you can make fully informed, intentional liquidation decisions for your Nevada land assets.

Frequently asked Questions (FAQs)

How much below market value do land companies usually offer on land purchases?

Land companies typically make offers 20-30% below what owners could list their land for sale on the private market. However, those higher list prices are not guaranteed to bring actual buyers willing to pay that amount. After factoring in longer marketing times and costs incurred trying to sell the land solo, land company offers end up reasonably aligned with true net sale proceeds.

Besides lower price points, what are other downsides of selling my land to a local company?

Additional drawbacks beyond discounted pricing can include having less control over deal terms and timeframes since companies adhere to rigid procedures optimizing their rapid buying/selling model. Some land owners also dislike handing over their asset to a business likely reselling shortly after for a sizable profit. Emotional ties to property make that business reality feel unfair.

Will I have any room to negotiate offers from land companies?

While reputable land companies rely on consistent internal valuations and formulas to derive their cash offers, sellers often still have some ability to negotiate, especially if other firms are bidding. Companies know most owners get multiple offers. Acknowledging you are shopping around may extract a slightly better price as they compete on deal terms and pricing somewhat within ranges acceptable to their profit goals.

If my land has been listed a while without selling, should I consider a land company then?

Absolutely. If your Nevada property sits unsold for 6 months or longer even with proper listing strategies and marketing initiatives in place, turning to an established land company presents advantages. They satisfy key criteria as ready buyers willing to pay reasonable wholesale prices and handle everything from due diligence onwards to close promptly. So yes, definitely explore a company sale when traditional methods fail to produce results.

How can I evaluate the reliability of land buying companies to ensure I get paid?

Vet prospective land buying firms thoroughly upfront before agreeing to any deal or transfers. Look for longevity and regional experience as well as membership in associations like the National Association of Realtors which require adherence to ethical business practices. Also verify they have capital funding secured not contingent on external financing sources to close purchases smoothly. Request a few sellers references you can contact regarding their purchase experiences as well.

About The Author

Bart Waldon

Bart, co-founder of Land Boss with wife Dallas Waldon, boasts over half a decade in real estate. With 100+ successful land transactions nationwide, his expertise and hands-on approach solidify Land Boss as a leading player in land investment.

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