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

A few weeks ago I asked everyone one question: what's the number one problem in your land business right now? I expected lead generation or market selection. The sexy stuff. Instead, almost everyone said the same thing: DISPOSITION. Properties sitting, cash not coming back, deals that looked great on paper locking your capital while the next opportunity passed. This is exactly what happened to me early on. There was no framework or strategy before I bought. Just hope and hustle... and hope is not a strategy. A lot of you are actually buying good deals. The problem is you're making exit decisions after you've already closed, instead of before. We took one operator from 95-day closings to a 40-day average without touching their deal flow. Over a year, that nearly tripled their deal count without spending another dollar on marketing. That's what I'm covering in the Dispo Decoded Deep Dive Workshop on June 29th, 7pm ET. #DispoDecoded. 2.5 hours. You bring your inventory, we map every deal to the right exit, run your listings through a diagnostic, and build the cash recycling math on your numbers. If your bottleneck is selling, this session is for you. Sign up using the link here: landman.io/dispo-workshop-register $9 once-off gets you in.