BLUE SKY COUNTRYREAL ESTATE
BLUE SKY COUNTRYREAL ESTATE
Before you sign
Send me the offer. I’ll compare it with what land has actually sold for around you and tell you plainly what I think of it.
The letter in the mailbox
Landowners here get these steadily, and they don’t all come from the same kind of buyer. Some are people with money who intend to close and keep it. Some are buying the right to hand your contract to somebody else at a higher number. Some are a neighbor, a builder or a fund working an area quietly. Which one you have changes what the offer is worth, and it’s not something the letter tells you.
A cash offer isn’t a bad thing. A cash offer accepted without knowing what the tract would bring on the open market is a different matter.
What the letter leaves out
The only honest test. What comparable tracts around you took at closing, adjusted for what makes yours different.
A long feasibility or option period isn’t a sale. It’s the right to tie your land up and decide later.
If it can, the buyer signing it may not be the buyer closing it, and the spread between the two is coming out of your price.
These move the real number more than owners expect, and they are usually where a cash offer quietly gets cheaper.
An ag or wildlife valuation and the rollback exposure behind it can follow the sale. It belongs in the arithmetic before you sign, not after.
What is severed, what is leased, how the tract is legally reached, and what is filed against it.
What I’ll do with it
Forward the offer and whatever you have on the land. I’ll read it, pull the closings that bear on your tract, and tell you what I think it would bring on the open market against what is in front of you.
Have some of it? Email it to robert@blueskycountry.com. The survey, the appraisal-district notice and a couple of photos are enough to start. I answer it myself.
Plainly
I’d rather list your land than not, and there’s no sense pretending otherwise. If you sell it through me, I’m paid out of the sale. If you take the offer in front of you, or decide to do nothing at all, I’d still rather you knew what the place was worth before you signed. Reading an offer isn’t a listing agreement and it doesn’t turn into one.
A different envelope
Solar, wind, transmission and data-center interest arrives as an option or a lease rather than an offer to buy, and it’s read differently. That’s the page for it.
Just want to know what it’s worth? · What selling land here involves
The survey, the appraisal-district notice, a couple of photos. Whatever is in hand. Email reaches me fastest, and I answer it myself. If you call and get voicemail, leave a message and I’ll call you back.
Call (903) 695-2978 · robert@blueskycountry.com
205 S Fordyce, Blooming Grove, Texas 76626 · by appointment. Robert Phipps, Broker · TREC #0460512.