I sat across from a 71 year old farmer last month who has owned his ground for 40 years. He looked at me and said, "I don't know what I'm going to do with it." His kids live in Denver and Austin. Neither one is coming back to run the place. The reality is that he is not alone and the numbers back it up. $24 trillion of farmland will change hands by 2044. The average farmer is 58, half retire in the next decade. Read that again. A massive supply of land is about to hit the market, held by people who are tired, aging, and increasingly without an heir who wants the dirt. That's not a problem, that's a setup. Here's the part that matters: this land moves quietly. Off-market, to whoever is capitalized and ready. The top 1% already holds 32% of all U.S. wealth and it keeps climbing because they own real assets while everyone else watches. The dividing line isn't income or education, it's ownership. 25-30% of this transfer is projected to go to investors. The only question is whether you're one of them. The investors who capture this are the ones who close fast, move clean, and recycle that capital back into the next deal. That's what dispo does. It's not the exciting part, it's the part that determines whether you stay in the game or get priced out of it. Monday, June 29th at 7 PM ET, I'm running Dispo Decoded, a live workshop on the disposition system that keeps your capital moving so you can actually act when the opportunity shows up. Remember to register: Dispo Decoded Registration #DispoDecoded. See you there!

Hey Clay! As I scale my texting from 25k to 50k per month, I’ll need to be active in several markets at once. For double closings, what’s the best way to find one solid realtor who can cover an entire state for me? Curious what best practices you’ve seen & do for that. Thanks!

One county: land clears in ~40 days. One county over: the same parcel sits 120. Same buy price. Same spread on paper. The county decided you'd win or lose before you started. If you've ever bought a deal in a market you never liquidity-checked, bookmark this. 3 steps to read a county before you spend a dollar marketing it: 1) Confirm it's alive (and you can price it) Active supply 25–250 → below 25 you can't price it, above 250 your listing gets buried Sell-through rate → a smooth ramp (~10% → 30% → 60%) = real demand; spiky = seasonality Gini under 30 → tight prices mean you can mail blind offers; scattered prices mean call-only (You can get this from Landinsights) 2) Find the demand theme, not just one good band Read the map first → rooftops = infill, open land = rural rec Cycle the acreage bands → hunt where STR + volume + price all light up Set the buy box → acreage range + a price ceiling ($25K–$250K sweet spot) 3) Run the avoid list Skip the obvious metro-adjacent counties everyone already mails Skip oversupply (600+ actives) — even "hot" buries your listing Skip inventory mismatch — don't chase 500-acre ranches in an infill county You can't out-hustle a county where land doesn't move. You're not picking land — you're buying into a liquidity pool and choosing how illiquid you're willing to be. P.S. — I'm teaching the full county-scoring system live on June 29. Register here: https://landman.io/dispo-workshop?utm_source=skool&utm_medium=post&utm_campaign=dispo-decoded&utm_content=land-investors-suck-picking

The honest answer: it depends. Here's the framework we use: Every new listing gets a 7-day push on Zillow, Redfin, and Realtor.com. Day one is your highest-leverage moment. List with a bad cover photo and no drone because you're waiting on the pilot and you’ve burned the surge. Three things move a land listing: the cover photo, the first five photos, and the copy. The cover is the click. Zillow shows only five photos before a buyer decides to keep scrolling, so those five need to tell the whole story. Most listings waste all five on near-identical drone angles. Free advantage left on the table. The copy has one job: Answer the questions a buyer is already asking in their head. Does it perk? Is there water? What's the access situation? If your listing doesn't answer those before they ask, you're leaving objections alive. On the realtor question. A bad agent says "I'll throw it on the MLS." A good one has a buyer list, walks every parcel, and follows up for 30 days. I've run the same deal flow through both. The difference is 40-day closings vs. 95-day closings. Same deals. Different system. When a listing stalls, the answer isn't always a price drop. Strong views, weak saves? Photos-or-price problem. Inquiries with no walks? Your agent isn't following up. The funnel tells you the lever. Guessing costs you months. On drone footage: Add it. But don't wait on a pilot to list. A $25 drone photo gets you up same-day to ride the surge. On June 29th, in the Dispo Decoded Workshop, I'm building out the full decision framework. The 4-exit matrix, the CQT broker method, the KPI triage scorecard, and the re-list strategy that reactivates ~30% of stale listings. Live, with real deals from the room. #DispoDecoded Link to sign up: landman.io/dispo-workshop-register

I've closed 250+ land deals. Here's what nobody selling you a "hot list of markets" will ever tell you. The deal is won or lost before the listing ever goes live. I see it all the time. Two investors. Same acreage. Same buy price. Same spread on paper. One sells in 40 days. One is still sitting at 120 wondering what went wrong. These are the five decisions. WHERE you play. You're not picking land. You're buying into a liquidity pool. I've watched operators with perfect scripts and great marketing get absolutely nothing — because the county they were in had 800 active listings and their new listing was buried on page five of Zillow before a serious buyer ever found it. We score every county red, yellow, green before a dollar of marketing goes out. Once you see this, you'll stop blaming yourself for deals that were dead before you closed them. WHAT you buy. "I'll figure out the sale after I close" is the most expensive sentence in land investing. Every parcel needs one exit pre-assigned before you sign. Cash flip, owner finance, subdivide, double close. Four options. Pick one before the offer goes out. That single reorder is worth more than any marketing tactic I've ever tried. WHO moves it. This one stings a little. You are the most expensive, slowest salesperson you will ever hire. The right broker plus a $400-a-deal disposition seat took us from 95-day closings to 40 days on the exact same deal flow. Not better deals. Not better markets. Different people in the right seats. HOW you list. A listing is a machine and the machine tells you what's broken — if you know how to read it. Strong views but dead saves? That's a photo problem, not a demand problem. Good saves but no inquiries? Your copy isn't answering the question the buyer is silently asking before they pick up the phone. The number tells you the lever. You stop guessing. You stop dropping the price on a listing that has a copy problem. HOW you recycle cash. Most operators have no idea how fast their capital is actually moving. Same $100K running at a 40-day cycle does three times the annual output of the same $100K sitting at 120 days. If you can't sit down right now and tell me your average time-to-recycle, your cash is leaking somewhere and you don't know where.