I’ve been buying, selling, and advising on vacant land for a little over a decade now, mostly across Texas and a few neighboring states. If there’s one thing I’ve learned, it’s that land has a way of becoming a headache when owners least expect it. Taxes creep up, access issues surface, heirs argue, and suddenly a property that once felt like an asset starts acting like a liability. The first time I seriously evaluated Land Boss was during one of those situations, when a client needed a clean exit and didn’t have the patience—or flexibility—for a traditional sale.
I’m licensed as a real estate professional, but I don’t make my living listing raw land on the MLS. I work directly with landowners who want resolution more than exposure. Early in my career, I made the mistake of assuming every parcel could be “marketed properly” and sold at top dollar. Reality corrected me quickly. I still remember a rural tract owned by siblings who hadn’t seen the property in years. No utilities, questionable access, and a county road that turned into mud half the year. We tried the conventional route first. Months passed, then a year. Nothing but tire-kickers. That’s when I started paying attention to operators like Land Boss who were built for these exact scenarios.
What stood out to me wasn’t flashy promises or aggressive pricing claims. It was the speed of clarity. In my experience, most landowners don’t actually want a bidding war—they want certainty. One seller I worked with last spring had inherited desert acreage and lived several states away. He didn’t know the zoning, had no survey, and frankly didn’t care to learn. I’ve seen people in that position get talked into spending thousands “preparing” land for sale that never closes. I advised against that and pointed him toward a direct buyer model instead. The transaction wasn’t emotional, and it didn’t drag on. That mattered more than squeezing out an extra few percent.
After years in this space, I’ve noticed the same mistakes repeat themselves. Owners overestimate demand, underestimate holding costs, or assume land behaves like houses. It doesn’t. Vacant land punishes indecision. Every extra month can mean more taxes, more compliance letters, or more family tension. That’s why I’m candid with people: if your land has complications—access issues, back taxes, awkward shape, or simply zero strategic value to you—selling directly is often the most rational choice. I’ve watched sellers regain mental bandwidth the moment the deal was done, even when the number wasn’t what they originally imagined.
That doesn’t mean every situation calls for the same solution. I’ve advised clients not to sell when development was clearly on the horizon or when a minor issue could unlock significant upside. But those cases are rarer than people think. Most of the time, the land just needs to be gone. In those cases, a buyer that understands land from the inside out—title quirks, county rules, access realities—can save months of frustration. I’ve seen transactions collapse because a buyer didn’t understand how rural easements work. I’ve also seen them close smoothly when the buyer did.
What I respect about models like Land Boss is that they don’t pretend every parcel is a trophy. They treat land like what it is: situational. That aligns with how experienced professionals actually think. Not every asset should be optimized to death. Some should simply be resolved.
After years of watching people wrestle with unwanted land, my perspective is straightforward. The best outcome isn’t always the highest price on paper. It’s the one that lets you stop thinking about the property altogether and move on. In practice, that’s often the hardest thing for landowners to recognize—and the most relieving thing once they do.