- 777 Brickell Ave, Suite 500-99620, Miami, FL 33131
- offers@activeacres.com
- (754)-300-0612
January 29, 2026
Start-of-year land sales often slow down because people reset budgets, lenders tighten documentation, and sellers discover hidden land issues right when they try to move fast (tax status, access, zoning, septic feasibility, title). When those questions aren’t answered clearly, buyers hesitate or ask for long due diligence, sometimes multiple extensions (land sellers complain about this pattern a lot). Reddit
The fix in 2026 isn’t more hype. It’s more proof.
Create one folder (cloud or printed) with answers to the questions buyers ask first:
This doesn’t make you “salesy.” It makes you credible.
777 Brickell Ave, Suite 500-99620, Miami, FL 33131
1) Taxes are unpaid or unclear
Fix: Pull the county tax record, pay/plan it, and disclose status upfront. Buyers hate surprises more than they hate problems.
2) Title is messy (inheritance, multiple owners, old transfers)
Fix: Order a preliminary title report early and resolve signature/ownership issues before you accept a “great offer.”
3) A buyer worries you might not be the real owner (remote sale concerns)
This is more common now, especially with vacant land scams targeting recorded owners. National Association of Realtors
Fix: Be ready to verify identity through a reputable title/escrow company. Don’t take offense. It protects everyone.
4) You’re landlocked or access is handshake access
Fix: Confirm recorded access. If access depends on permission, call it what it is and price accordingly.
5) Easement confusion
Many sellers hear “easement” and think it’s optional. It’s not. An easement is a real property interest that lets someone use another person’s land. Legal Information Institute
Fix: Gather recorded easement documents and show them in your Prep Pack.
6) Septic feasibility is unknown (or past attempts failed)
This is a classic deal breaker in seller discussions. Buyers walk when septic isn’t possible or needs an easement. Reddit
Fix: Call the local health/environmental office and ask what’s required for septic approval in your area. If buyers must test, state that clearly in the listing.
7) The land looks buildable but zoning says otherwise
Fix: Confirm zoning + allowed uses in writing (email works). Don’t guess.
8) HOA/CC&Rs restrict what buyers want to do
Fix: Get the rules, summarize the key limits (camping, RVs, animals, building types), and include them in your listing.
9) Floodplain/wetlands uncertainty
Fix: Don’t over-explain. Provide the map/source and what it means for building permits in that jurisdiction.
10) Boundaries are unclear (neighbors disagree, fences aren’t lines)
Fix: Survey if possible. If not, provide the best boundary map available and be honest about what’s confirmed vs estimated.
11) Price is based on what it should be worth, not what it sells for
Fix: Use sold comps, not asking prices. Adjust for: access, utilities, buildability, restrictions.
12) Listing is photos only (land sells on maps + facts)
Fix: Add:
13) You’re flooded with lowball cash buyer messages
Fix: Use a simple filter: “Send proof of funds (or lender pre-approval), your timeline, and your due diligence list.” If they won’t, they’re not serious.
14) Buyers ask the same questions repeatedly (because the listing doesn’t answer them)
Fix: Add a Land Facts section at the top of the listing:
15) The buyer wants an extremely long due diligence period
Fix: Put a clear end date. If you allow an extension, require extra earnest money (this is a common seller protection tactic discussed online). Reddit
16) Financing drags (land loans are stricter than home loans)
Land loans commonly require bigger down payments, more documentation, and stronger plans for what the land will be used for. Bankrate
Fix: Ask for a real pre-approval (not “my bank said maybe”) and keep marketing until financing is solid.
17) Wire / payment scams around closing
Real estate transactions are a frequent target for wire fraud, and standard advice is to verify wire instructions using a trusted phone number, not email. National Association of Realtors
Fix: Use escrow/title, confirm instructions by phone, and refuse last-minute “new wiring details” emails.
777 Brickell Ave, Suite 500-99620, Miami, FL 33131
Day 1: Pull deed + parcel/APN + tax status
Day 2: Order preliminary title report
Day 3: Verify zoning + allowed uses (save proof)
Day 4: Confirm access + easements (recorded)
Day 5: Utilities reality check (who serves? distance? options)
Day 6: Build listing “map stack” + Land Facts section
Day 7: Set your buyer rules (deadlines, earnest money, extension policy)
Q: Should I fix everything before listing?
A: No. Fix the “deal killers” first: title, taxes, access, zoning, septic feasibility signals.
Q: What if my land isn’t buildable?
A: Market to the correct buyer (recreation, timber, agriculture, conservation, hold). The mistake is marketing it as “build-ready” when it isn’t.
