5 reasons your land is still sitting on the MLS after 90 days

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.

Most people try to fix dispo by dropping the price. Wrong lever. Every time.

On June 29 I'm running a 2.5-hour live working session called Dispo Decoded.

You bring your actual stuck deals. We work through all five decisions live, together, with your real inventory. You leave with every decision made before you hang up.

If you've got land sitting right now, this is the room.

https://landman.io/dispo-workshop?utm_source=skool&utm_medium=community&utm_campaign=dispo-decoded&utm_content=long-form-post

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5 reasons your land is still sitting on the MLS after 90 days