BLUE SKY COUNTRYREAL ESTATE
BLUE SKY COUNTRYREAL ESTATE
No obligation
Tell me the county and roughly how many acres. I’ll come back with a real range and the land closings I based it on.
Before you tell me anything
That’s my own closed record — what buyers paid me and what sellers took, not a market average and not a website estimate. I don’t put a price per acre on a web page, because two tracts the same size a mile apart are not the same property. Ask me about yours and you get the number and the closings it came from. What the record does say, plainly.
Three things to start
That’s enough for me to begin. No automated estimate. Nobody has a robot that can price land honestly, whatever the website says.
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.
Where the number comes from
What tracts around you actually took at the table. An asking price is an opinion; a closing is the only number a buyer has ever agreed to.
Two tracts across the road from each other can be worth very different money. Soil, frontage, access, water and what a buyer can legally do with it are the reasons.
An exemption and what happens to it, minerals, a recorded easement, access held by long use rather than by deed, an old survey that no longer matches the fence.
You get the reasoning with the number, so you can weigh it yourself instead of taking it on faith.
If you have it
None of this has to be in hand before you ask. Send what you have and I’ll work with it.
Any survey, however old. An old one still tells me the shape, the frontage and what was called for on the ground.
It gives me the account, the acreage the county carries and how the land is currently valued.
Grazed, farmed, hunted, leased, sitting idle — and whether an exemption is on it.
A grazing or hunting lease, an option, a lease that was discussed but never signed.
What happens next
I read it, pull the closings that actually bear on your tract, and come back to you by phone or email, whichever you asked for.
What land has sold for here, by tract size · What selling land here involves · Holding a cash offer?
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.