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land geek Archives - Frontier Properties USA

How to Sell Your Land On-Line

By: Mark Podolsky | July 21, 2012

About 15 years ago the best way to market your rural land was either a classified ad in the local paper, signage off the highway or the local pennysaver. Larger companies would use radio or some other direct marketing technique. All of these marketing strategies were slower and more expensive than the options today. I know we all like to complain about inflation but in terms of online marketing we’re in a deflationary environment!

With a little computer knowledge, we have at our disposal today the most compelling and powerful marketing platform ever created and it can be accessed from zero cost to less than $50 month.


Before getting started, check out a few sample ads for houses and you’ll notice that they are emphasizing the benefits and amenities of the house. Don’t sell the steak, sell the sizzle. Raw land is no different. Take a good look at what makes your land compelling. Mountain views? Water? Hunting? Recreational area? Good access? In the path of development? Trees? Then get out the thesaurus and use some colorful adjectives to describe the area and land. Of course, you will need a section for just the facts such as: elevation, access, terrain, deed conveyance, taxes, driving directions, GPS coordinates, sewer, water, utilities, mineral rights, etc. I like to use a simple table outlining all of the basic attributes and facts about the land. It is essential that the potential buyer have easy access to this basic information but it won’t help sell the land. Your language and conviction about the area need to be conveyed to a potential buyer and that is what will sell the property. More information is always better than less. Once you have your content well laid out then you need to add images.


Your potential buyer needs to see more than just the words you use to describe the land. They also need to visually connect with the property via high quality maps and pictures of the parcel and surrounding area. You don’t need to have 50 pictures but you do need at least five or so to give the buyer an idea of the terrain, soil and views as well as the road of where they would access the land. You should include a plat map (call the county for a copy), general area map (I like to use Google Earth for maps) and a topographic map is always helpful as well. You can always contact a local surveyor if you need help preparing the maps and getting the GPS coordinates.


Raw land prices are currently depressed. Be realistic about pricing. Call the County Assessor for the last two years of comparable sales and price accordingly.


The best place to list free classified ads these days is craigslist.org and backpage.com These are simple no-nonsense interface sites where you can list the property price, description and add images. The big drawback is you have to continue to edit and update your listing to stay on top of the listing system otherwise it will be more difficult for buyers to find you. You can learn more about how to do this through basic Google searches.


There are a few major paid aggregator sites that list land and do all the search engine optimization work for you so when someone Googles “land in California” your listings have a better chance of coming up at the top of the search results page.

Here is an example of the kind of sites that I prefer: landandfarm.com Although these sites are not free, they charge no more than $40 a month for a basic listing package which is actually cheaper than eBay and tends to fetch higher prices as eBay buyers are typically deal hunters. These sites have easy to fill out forms requesting all the basic information a buyer will want to know prior to acquiring the land. They have easy features for uploading pictures and inputting maps. Don’t expect the property to sell within the first month. However you should get some inquiries that first month and if you don’t you will want to edit and adjust your advertisement or switch aggregator sites. Once you have a link to the property you can start sharing it on social media sites like Facebook and Twitter. You just never know if a friend of a friend might be in the market for your property.


You will need to advertise an email address and phone number for people to contact you so you can field additional questions about the property. Most often, people will want to know if the property is free and clear of any liens or encumbrances including back taxes. They will want to know if there are any other closing costs, Home Owner Association Fees and other details regarding the property. Always be direct when dealing with your customers. If you don’t know the answer simply say you don’t know and that you’ll find out or direct them to the appropriate resource. Typically a surveyor or the local county can help them with what they are looking for.


Use a title company if you are not familiar with deeds, deed conveyance and closing of real estate. I prefer First American Title and you can find them anywhere. They will handle the monies, title search, title policy, deed, recording of the deed and pro-rated taxes, etc. Fees will vary and you can certainly negotiate. Typically the seller pays for the title policy and the buyer pays for half of the escrow fees. You can always charge an extra recording fee to offset these expenses.


If this process overwhelms you, consider hiring a land broker. A land broker will take a commission but they will handle all of the above for you. Hopefully they will price the property so that you make almost as much as you would have without hiring the land broker meanwhile it saves you a lot of time and hassle. I do not recommend working with a land broker who charges a flat upfront fee even if the property doesn’t sell as there is no built-in incentive for them to sell the property. Keep on top of them and make sure they are doing their job. Unless the commission is hefty, a land broker isn’t going to care as much about selling your land and may end up just listing it on their own website and letting it sit there forever. Communicate regularly with your land broker so your listing remains a priority for them even if it’s just to get you off their back!

The last option is to call a company like mine and field an offer. We will do all the research and make an offer (typically below market value so we can make money) and pay all the fees. If you are looking for quick and easy this option might work for you. Try it on your own first though as it’s a fun process and you’ll exercise a bunch of brain muscles in new ways. Good luck and feel free to contact me with your questions for a free 20-minute land coaching consultation.

How I First Started Making Money in Raw Land

By: Mark Podolsky | July 11, 2012

In my last post I shared the story of my life before I learned how to buy and sell land. I also told you about how I first learned about the raw land industry from an old high school buddy.  So, how did I get from working a dead-end job to making over $500,000/year? Let’s pick up where we left off.

After talking with my high-school buddy, I decided to learn everything I could about real estate.  It took great courage to step out of my comfort zone to start looking into something new but I knew I had to make a change. I spent many late nights investigating every aspect of real estate – I researched and read articles and content online, went to my local library and read many different books on the topic.  Finally, I felt like it was time to take my first step! I can remember my first land auction in New Mexico –  I was so nervous that my hands were sweating.  My heart felt like it was going to beat right out of my chest!  I had no idea what I was going to say to my wife because I was about to spend the last $3,000 we had been saving for car repairs! It took a huge leap of faith – and it turned out to be a very important leap of faith.

I remember when I came home from the land auction I proudly told my wife that I had acquired land. She responded in a frightened voice: “What do we do if you can’t sell it?” I said: “Well, the worst case scenario is that we own land!  It’s not like it becomes obsolete, or spoils or is some product fad!  It’s land and it lasts forever!”  However, all went well.  I had bought 9 lots of land at an average price of $100 per parcel.  Within 30 days I sold them all at an average price of $900! I took the profit from the first auction – and went to a second auction in Arizona and ended up making over $90,217 in the next 3 months! That was my wife realized I had made a good decision by purchasing raw land!

And that was when I first felt the true value of working in the area of raw land. After making $90,000 in 3 months I now had the enough knowledge and confidence to keep going.  I also knew that if I stuck with it I could do eventually do this full-time. I knew I could earn more money in months than I could at my dead-end, soul-sucking sales job for an entire year!  However, at this point, though I was making money, I had really had no idea what I was doing!  I set out to master this business in 18 months.  I wanted to understand every detail of this undertaking so I could do this full time and quit my job forever.  Before I could do that, however, I needed to be able to confidently look my wife in the eyes and guarantee 100% success.

It was rough in those early years because I made mistake after mistake.  It seemed like I had to learn every step the hard way.  However, I just kept working to overcome those mistakes by creating blueprints and systems I could depend on and refining the process.  My overarching goal was to experience financial freedom so I wanted to learn how to make my money work for me and create a system that would run on auto-pilot.

Now the systems I put in place eleven years ago do just that – I work a few hours every day & then I spend time with my family.  Meanwhile I am earning six figures with no more commute to work, no boss, and no more worrying about how I’m going to pay my bills.  If I want to take one or two months off I can and I still do not have to worry about being able to pay my bills because now I have money coming in regardless of whether I am working or not.

Now I have the time in my schedule to work out because I make my own hours; I can go to all the kids’ activities, take my time, have lunch with them for as long as I want and work when I want to work.  I so am blessed and I know it.  Last year was the worst real estate market in recorded history since the Great Depression – in fact 2011 was a terrible year for real estate and the economy overall.   However my land buying blueprint is still effective. I made exactly $454,516.18! Just think what you can do in this industry when times improve?

My high-school buddy gave me the knowledge that eventually allowed me to change my life.  He helped me more than he will ever know and now I help other people learn to do what I do. They remove that paycheck to paycheck frustration from their lives just by learning to effectively buy and sell land.  I hope my story has illustrated an important concept for you – anyone can experience financial freedom!  Anyone can completely transform their lives the way that I did!  If I did it, you can too!

Please contact me,  Mark the Land Geek, directly to learn more about my hourly coaching and consulting services where you can learn everything from deal flow, marketing and due diligence and more so you can make an incredible full time or part time income buying and selling raw land.  You can also contact me for a free 15-minute consultation.   I have also created several land coaching programs to meet every budget from FREE at http://www.3fatallandbuyingmistakes.com/ to just $47 at http://www.artofthelandflip.com/ and we have other programs as well.  

 Contact Mark today: Phone: 1 (800) 428-3760 Email:  sales@frontierpropertiesusa.com

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