SHOW / EPISODE

Thinking About Selling Your Land? What to Do Before You List

1h 16m | Nov 4, 2026

This week on Huntin’ Land, Joe Baya and Clint Flowers of National Land Realty discuss what landowners need to know before putting their hunting property, farm, timberland, or recreational acreage on the market. From preparing roads and improving access to choosing the right broker and setting a realistic asking price, the conversation covers the steps that can help sellers attract qualified buyers, avoid costly mistakes, and get the most out of their property.

Clint starts by explaining why landowners should identify their reasons for selling before worrying about what their property is worth. Whether the goal is to move closer to home, upgrade to a larger farm, complete a 1031 exchange, or simplify life, the reason for selling should shape the entire process. He also explains why relatively inexpensive improvements, such as clearing roads, mowing trails, and making a property easier to explore, can provide a strong return when it's time to sell.

The conversation also covers improvements that may actually hurt a property's appeal, particularly harvesting timber immediately before listing. Clint explains why freshly logged recreational land can be harder to market, how to approach necessary thinning operations, and why landowners should be careful about spending money on expensive pond or dam repairs without first understanding what buyers will value. Joe and Clint also discuss documenting wildlife activity with trail camera photos, managing hunting leases, negotiating access through hunting season, and keeping a property presentable for showings.

Next, the discussion turns to determining a property's value and avoiding the temptation to list too high. Clint explains how professional land brokers use comparable sales, timber value, improvements, and other property characteristics to establish a defensible asking price. He also discusses why overpriced listings can discourage serious buyers, how a property can develop a negative reputation after sitting on the market too long, and why sellers should be cautious of agents who promise unrealistic prices simply to win their business.

Finally, Joe and Clint explain how to choose the right land broker. They cover the importance of specialized land knowledge, proven sales experience, national marketing exposure, communication, listing agreements, commission structures, and the ability to explain a property's value to prospective buyers. Clint emphasizes that sellers should focus on the overall outcome of the transaction rather than simply choosing the agent with the lowest commission. The episode offers a practical guide for landowners who want to make informed decisions, protect their investment, and prepare their property for a successful sale.