FSBO vs direct sale
Sell land without a realtor in Texas
You can sell Texas land yourself, or sell it directly to a buyer who pays cash. Here is an honest comparison of both so you pick the right route.
- No commissions, no fees, no repairs
- Written cash offer, no obligation
- You pick the closing date
Get your no-obligation cash offer
Takes about 60 seconds. No cost, no pressure.
- Cash or flexible termsNo bank approval, no financing contingency
- Title company closingLicensed Texas title handles it
- $0 fees or commissionsThe offer is what you receive
- Written, no-obligation offerDecline anytime, no cost
- Texas-based buyerTexas landowners and families
Three ways to sell land
| List with an agent | For sale by owner | Direct cash sale | |
|---|---|---|---|
| Commission | Typically 5 to 6 percent or more | None, unless a buyer's agent is involved | None |
| Marketing | Agent handles | You: signs, listing sites, calls | None needed |
| Time | Often months | Months, sometimes a year or more | 7 to 30 days or your date |
| Price | Potentially highest | Potentially high | Discounted for speed and certainty |
| Financing risk | Yes | Yes | None |
| Paperwork | Agent coordinates | You and the title company | Title company |
What FSBO in Texas involves
- Price it. Use recent sales and your county appraisal as a starting point. See how to value your land.
- Market it. Land listing sites, roadside signs, social media and local groups.
- Screen buyers. Verify funds and financing, and expect lots of tire-kickers.
- Contract. Use a TREC unimproved property contract or an attorney-drafted agreement.
- Title and closing. A Texas title company handles the commitment, deed and funds.
- Disclosures. Notices apply if the land is in a MUD or special district, and any known material issues should be disclosed.
Costs sellers forget
- Owner's title policy, customarily paid by the seller in Texas
- Survey, if required
- Taxes and liens paid off at closing
- Rollback tax if agricultural valuation ends
- Your time, and carrying costs while it sits
When a direct sale beats FSBO
- The land has issues buyers' lenders will not finance
- You are settling an estate and want it done
- You do not want strangers on your property
- You need the money by a deadline
Ready to compare? Read about selling land for cash and how to vet cash land buyers.
Is it legal to sell land without a realtor in Texas?
Yes. An owner may sell their own property without a license. Real estate agents and brokers are licensed to help others buy and sell. If you are the owner and you are not paid to represent others, you do not need a license to sell your own land.
What you cannot skip is the legal side: a valid contract, a deed that conveys title properly, a title search and recording. Those are handled by a title company and, if you wish, an attorney.
What are the risks of selling without a realtor?
A seller can make costly mistakes. The most common are these.
- Underpricing or overpricing. Without market data, a seller can leave money on the table or scare buyers away.
- Weak contracts. An unclear contract invites disputes over costs, dates and what is included.
- Missed disclosures. Some notices and disclosures may apply, depending on the property. A title company or attorney can tell you what.
- Mineral and easement mistakes. A deed that conveys more than intended can give away minerals or rights.
- Scams. Fake buyers, fake checks and wire fraud target owners who sell on their own. See our guide to land scams.
- Tax surprises. Rollback taxes, capital gains and other tax effects may apply.
A title company and an attorney reduce most of these risks. Their fees are usually small next to the value of the land.
When is a realtor or broker the better choice?
Selling through a licensed agent or land broker can make sense when you have a large, well-located tract with real competition among buyers, when you are not in a hurry, when the land is easy to show and when you want someone to manage negotiations. A good land broker is worth the commission in those cases.
We are a property buyer, not a law firm. Have an attorney review any contract.
Cash is simple. Some land needs more than that.
We buy for cash when that works. When a deal needs it, we get creative: owner-financed purchases, notes, partnerships and development.
Cash offer
A written offer within 24 hours. Closing typically takes 7 to 30 days, or on the date you choose. No commissions or fees.
Owner financing and notes
Want a down payment and payments over time? We can buy your land on owner-financed terms, and we can talk about buying an owner-financed note you hold.
Partnerships and entitlement
Land with development potential? We partner with landowners, buy entitled land and take properties through entitlement.
There is no one-size-fits-all land deal. Each one can have its own lenders, financials and offers, so contact us for details.
Tell us how you want to be paid How owner financing works → Investor? Register for deals →
Common questions
Can I sell land in Texas without a realtor?
Yes. Texas does not require an agent to sell your own land. You will need a purchase contract, a title company for closing and a deed.
What forms do I need to sell land by owner in Texas?
TREC publishes a standard unimproved property contract, and the title company prepares the deed and closing documents. An attorney can review the contract. Some notices apply if the land is inside a MUD or special district.
Who pays closing costs on a Texas land sale?
By custom the seller pays for the owner's title policy, and other costs are negotiated. In a direct cash sale we usually cover the closing costs and the contract says so.
Is it hard to sell land by owner?
It takes time. Land buyers are fewer than home buyers, and you handle marketing, calls, tire-kickers, price negotiation and paperwork yourself.
What is the fastest way to sell land without an agent?
Sell directly to a cash buyer. You skip marketing, showings, financing delays and commission.
Do I need a survey to sell by owner?
Not always. A buyer or lender may require one. An existing survey often works.
Do I have to provide a seller's disclosure?
Texas requires seller's disclosures for certain residential property. Raw land rules differ. Ask your title company or attorney what applies to your sale.
Who pays the title company?
It is negotiable, and the contract should say. We state who pays each cost before you agree.
Is a handshake deal enough?
No. In Texas, a contract to sell land generally needs to be in writing to be enforceable. Use a written agreement.
What if the buyer wants to pay with a check or ask me to send money back?
Be careful. Overpayment and refund requests are a common scam. Use a title company and verify funds before you release anything.
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