# AMM Land Sales > AMM Land Sales makes cash offers on vacant land directly to owners nationwide, in all 50 states, and covers the closing costs. Not a licensed real estate brokerage: we contract to purchase for our own account and may assign those contracts to third parties. No commission, no fee to the seller, and closing costs are paid by us. ## What this site is AMM Land Sales buys vacant land directly from owners in all 50 states and every category — residential lots, development-ready and entitled ground, rural homesites, agricultural, ranch and pasture, recreational, timberland, waterfront, commercial, industrial, raw acreage and off-grid parcels. Condition is not a disqualifier: parcels with delinquent taxes, no legal access, unresolved probate, wetlands, or failed perc tests are all in scope, as is ordinary build-ready land with nothing wrong with it. Figures: 50 states we work in · 1,800+ parcels reviewed · 21 average days to close · 100% closed and recorded. Parcels reviewed counts every parcel researched and priced, whether or not an offer followed. Days to close is measured from an accepted offer to funds wired. Confirmed with the operation on 18 August 2026. ## What an offer typically is Offers typically fall between 70 and 85 percent of market value. That is a range, not a guarantee, and a specific parcel is quoted on its own facts. A parcel with a title problem, no recorded access, or a tax sale already scheduled sits at or below the bottom of it; a clean, accessible parcel in a county where land moves sits at the top — and on that kind of parcel a listing will often net more, which we say so on the page. The difference covers closing costs paid by us, back taxes settled from the proceeds, the cost of curing title defects, and carrying costs until resale. ## How we make money AMM Land Sales contracts to purchase vacant land for its own account. Some parcels it holds, some it improves and resells, and on some it assigns the purchase contract to another buyer before closing. It is not a brokerage, does not represent anyone, and charges the seller no commission and no fee — nothing is deducted from the seller at closing, and it pays closing costs. What an offer reflects is speed, certainty, and taking a parcel on as it stands, including back taxes and access problems. ## Key pages - [AMM Land Sales](https://ammlandsales.com/): the homepage. - [Sell your land](https://ammlandsales.com/sell-land/): the seller hub, and the index of all fifty state pages. - [What we look at](https://ammlandsales.com/sell/): every land type and situation, fifteen pages. - [The best way to sell vacant land](https://ammlandsales.com/best-way-to-sell-land/): ten routes ranked, each with when it is the wrong choice. - [How it works](https://ammlandsales.com/how-it-works/): the process end to end. - [Articles](https://ammlandsales.com/blog/) · [Guides](https://ammlandsales.com/guides/) · [Glossary](https://ammlandsales.com/glossary/) · [Editorial standards](https://ammlandsales.com/editorial-standards/) - [Companies that buy land](https://ammlandsales.com/companies-that-buy-land/): what land buying companies are, how they make money, and six questions that separate a real buyer from one that renegotiates later. - [Land buyers](https://ammlandsales.com/land-buyers/): the seven kinds of buyer for vacant land, what each pays and how fast they move. - [Cash for land](https://ammlandsales.com/cash-for-land/): what a cash offer changes about the transaction, and what governs the closing timeline. - [Sell vacant land fast](https://ammlandsales.com/sell-my-vacant-land-fast/): what actually sets the clock on a land sale, and what a seller can start before an offer exists. - [Will you buy my land?](https://ammlandsales.com/buy-my-land/): what we take on, the four things we do not, and what happens after you send a parcel. ## Guides - [How to sell vacant land](https://ammlandsales.com/guides/selling-problem-land/): The parcels that do not sell through normal channels, and what actually moves them: estates with several heirs, tax delinquency far enough along that the county has a date on the calendar, and ground no agent will put on the MLS. - [How to value vacant land](https://ammlandsales.com/guides/what-land-is-worth/): Why price per acre is not a number you can look up, why the assessor’s figure is not market value, and what a buyer is actually paying for when two identical-looking parcels trade at very different prices. - [The cost of owning vacant land](https://ammlandsales.com/guides/owning-land/): What it costs to hold ground you are not using — the annual bill, the timeline the county follows when you stop paying it, and the constraints that only surface when you finally try to sell or build. - [How to buy vacant land](https://ammlandsales.com/guides/buying-land/): Diligence for people on the other side of the table. - [How to choose who to sell your land to](https://ammlandsales.com/guides/comparisons/): Every route to a sale trades something away. - [Types of land and how they sell](https://ammlandsales.com/guides/land-types/): Each category of land has its own buyer, its own diligence, and its own reasons a deal falls apart. ## Articles New articles are published to a feed at https://ammlandsales.com/rss.xml. - [How to Value Vacant Land: Step-by-Step Guide](https://ammlandsales.com/blog/how-to-value-vacant-land-step-by-step-guide/): Calculate your vacant land's value with real comps, county data, or the income approach. See how appraisers, buyers, and official sources set land values. - [How Property Taxes Are Calculated on Vacant Land](https://ammlandsales.com/blog/how-property-taxes-are-calculated-on-vacant-land/): Learn how counties assess vacant land, where to find your tax bill, and what options you have if the property taxes are too high to keep paying. - [Choosing the Best Way to Sell Your Vacant Land](https://ammlandsales.com/blog/choosing-the-best-way-to-sell-your-vacant-land/): You know the best buyer or method for your vacant land by comparing net proceeds, legitimacy, and fit for your needs. - [Find Vacant Land Comps Without MLS Access](https://ammlandsales.com/blog/find-vacant-land-comps-without-mls-access/): You can find vacant land comps without MLS access by using public deed records, assessor data, and official agricultural reports. - [Seller Financing on Vacant Land Protection](https://ammlandsales.com/blog/seller-financing-on-vacant-land-protection/): Seller financing lets you sell your land by taking payments over time, but legal and financial risks require careful planning and documentation. - [Fastest Way to Sell Vacant Land Compared](https://ammlandsales.com/blog/fastest-way-to-sell-vacant-land-compared/): The fastest way to sell vacant land is a direct cash offer, but each option—agent, auction, FSBO, or local sale—has its own timeline, cost, and risks. - [Does Land With Mineral Rights Sell for More?](https://ammlandsales.com/blog/does-land-with-mineral-rights-sell-for-more/): Land with mineral rights is generally worth more, but the value depends on production, lease status, and whether rights are intact or severed. - [Can You Sell a Lot in an Unbuilt Subdivision?](https://ammlandsales.com/blog/can-you-sell-a-lot-in-an-unbuilt-subdivision/): You can sell a lot in a subdivision that was never built out, but expect extra hurdles verifying legal status, infrastructure, and marketability. - [What to Do With Timberland After Harvest](https://ammlandsales.com/blog/what-to-do-with-timberland-after-harvest/): After a timber harvest, you can replant, convert land use, or sell; state law, site prep cost, and your goals determine the best option for your timberland. - [Can You Build or Sell Land in a Flood Zone?](https://ammlandsales.com/blog/can-you-build-or-sell-land-in-a-flood-zone/): Vacant land in a flood zone can be sold, but building requires strict compliance with floodplain regulations, permits, and elevation standards. - [Do You Need Entitlements to Sell Land?](https://ammlandsales.com/blog/do-you-need-entitlements-to-sell-land/): You do not need to secure entitlements before selling commercial land, but having them can expand your buyer pool and increase price certainty. - [How to Tell If a Land Buyer Is Legitimate](https://ammlandsales.com/blog/how-to-tell-if-a-land-buyer-is-legitimate/): A legitimate land buyer puts offers in writing, closes with a licensed title company, and never asks for upfront payment. Here’s how to verify an offer is real. - [Who Maintains an Easement on My Land?](https://ammlandsales.com/blog/who-maintains-an-easement-on-my-land/): The party benefiting from an easement usually maintains it—not the landowner. The exact duty depends on the easement type and agreement. - [10 States With the Highest Land Value Per Acre](https://ammlandsales.com/blog/10-states-with-the-highest-vacant-land-value-per-acre-in-2026/): USDA's newest farm real estate data ranks the priciest states per acre, led by small, densely farmed Northeast states and California cropland. - [9 Rezoning Triggers You Never Applied For](https://ammlandsales.com/blog/9-things-that-can-get-your-land-rezoned-without-you-knowing/): Your land's zoning can change even if you never filed an application. Here are nine triggers that operate independently of you as the owner. - [9 Things to Know: Selling Heirs' Property](https://ammlandsales.com/blog/9-things-to-know-before-selling-heirs-property-with-co-owners/): Selling land held by multiple heirs usually means navigating buyout rights, a court-ordered appraisal, and possibly a partition action. Here is what co-owners need to know before they start. - [Should You Survey Land Before Buying?](https://ammlandsales.com/blog/should-you-survey-land-before-buying/): You should pay for a land survey before buying if boundaries, access, or easements are unclear, or if a lender or title company requires it. - [Can You Sell Landlocked Property?](https://ammlandsales.com/blog/can-you-sell-landlocked-property/): You can sell landlocked property without legal access, but expect a lower price and legal hurdles. Title insurance and financing may be impossible. - [How long before unpaid taxes cost you the land](https://ammlandsales.com/blog/how-many-years-before-you-lose-land-for-unpaid-taxes/): Most counties can foreclose and sell land after 2 to 5 years of unpaid property taxes, with timelines depending on your state and county. - [What Is a Land Entitlement Deal?](https://ammlandsales.com/blog/what-is-a-land-entitlement-deal/): A land entitlement deal means your property has formal approval for a specific use. Learn what this means for selling, value, and required documents. - [Well and Septic Rules That Can Block a Sale](https://ammlandsales.com/blog/well-and-septic-rules-that-can-block-an-off-grid-land-sale/): A county won't approve a well or septic system on off-grid land until soil and setback tests pass, and land without that paperwork can sit on the market even when it's perfectly buildable. - [New Mexico Grazing Leases: What Transfers](https://ammlandsales.com/blog/new-mexicos-grazing-lease-rules-what-ranch-buyers-need-to-verify/): A New Mexico ranch's grazing capacity is usually stitched together from BLM federal allotments, State Trust Land leases, and private agreements. Each has its own transfer rules, and none of them move with the deed by default. - [Who Can Still Drill on Severed Mineral Land](https://ammlandsales.com/blog/severed-mineral-rights-who-can-still-drill-on-your-land/): Splitting the minerals from the surface doesn't just change who profits below ground: it changes who can legally show up and dig, with or without your sign-off. - [Raw Land vs. Improved Lots: Why Buyers Pay More](https://ammlandsales.com/blog/raw-acreage-vs-an-improved-lot-why-buyers-pay-more-for-ready-land/): Two parcels can sit a mile apart and sell for wildly different prices per acre. The difference usually isn't the dirt; it's whether someone already paid for water, power, access, and paperwork. - [Why an NWI Map Isn't Proof Land Is Buildable](https://ammlandsales.com/blog/why-a-wetlands-inventory-map-isnt-proof-land-is-buildable/): Checking the National Wetlands Inventory map takes five minutes and feels like due diligence. It isn't a jurisdictional determination, and the map's own publisher says so. - [Redeeming Land After a Tax Sale: What It Costs](https://ammlandsales.com/blog/redeeming-land-after-a-tax-sale-what-it-actually-costs-to-get-it-back/): Getting land back after a tax sale isn't free once it's gone to auction. Two state examples show how the back-tax bill, interest or premium, and county fees stack up, and when the math stops making sense. - [8 Documents a Legit Land Buyer Provides](https://ammlandsales.com/blog/selling-my-land-8-documents-a-legit-buyer-provides/): Instead of another list of questions to ask, this is a checklist of the actual paperwork a legitimate land buyer generates at each stage of a sale, and what it means if one piece never shows up. - [How Many Acres for a Septic System and Well](https://ammlandsales.com/blog/how-many-acres-you-need-for-a-septic-system-and-well/): Stack up the required setbacks and drainfield size for a conventional septic system and well, and the acreage a lot actually needs can range from under an acre to well over three, depending mostly on how fast the soil drains. - [Adverse Possession on Vacant Land](https://ammlandsales.com/blog/adverse-possession-on-vacant-land-could-someone-be-claiming-your-parcel/): Vacant, unmonitored land is uniquely exposed to adverse possession claims. Here are the elements a claimant must prove, how the statutory period varies by state, and what protects an owner. - [Cropland vs. Pasture: Why the Gap Is Widening](https://ammlandsales.com/blog/cropland-vs-pasture-why-the-per-acre-value-gap-is-widening/): USDA's 2025 data show pasture values growing faster than cropland's for two straight years. Cropland is still worth roughly three times as much per acre, and the dollar gap between them just kept getting bigger. - [Sell My Land in Georgia: 2026 Auction Trends](https://ammlandsales.com/blog/sell-my-land-in-georgia-2026-auction-and-market-trends/): Georgia land values, the auctioneer licensing rules that apply to real property, and how auction, agent listing, and a direct cash sale actually compare for a Georgia landowner. - [Why Hill Country Land Commands a Premium](https://ammlandsales.com/blog/why-hill-country-land-commands-a-premium-the-region-6-story/): Texas Hill Country land sold for $7,911 an acre in the fourth quarter of 2025, and the region driving that number is TRERC's Region 7 — not Region 6, which is a different, cheaper part of the state. - [Why West Texas Land Prices Are Spiking](https://ammlandsales.com/blog/inside-west-texass-land-value-spike-whats-behind-region-3/): West Texas land prices hit a record $2,787 an acre in the third quarter of 2025, and Texas A&M's own land economists point to one specific cause: data centers. - [10 States With Raw Land Under $1,500 an Acre](https://ammlandsales.com/blog/9-states-where-raw-land-still-sells-for-under-1-500-an-acre/): USDA's 2025 land values survey puts pastureland in ten states below $1,500 an acre. The reasons are consistent: no water rights, no road access, and almost no one nearby to buy it. - [Sell My Land in Texas: What 2026 Means](https://ammlandsales.com/blog/sell-my-land-in-texas-what-the-2026-market-means/): Texas rural land is still gaining value, but sales volume is down and the gains vary wildly by region. Here's what the latest Texas A&M land market data means for timing and choosing a selling channel. - [Why Heirs' Property Can't Get a Bank Loan](https://ammlandsales.com/blog/heirs-property-why-some-rural-land-cant-get-a-loan/): Land that passed down through a family without a will is often heirs' property, owned by tenants in common instead of one titleholder. That structure, not the dirt itself, is what makes conventional lenders say no. - [Why Your Tax Bill Jumps After Buying Land](https://ammlandsales.com/blog/what-a-property-tax-reassessment-after-a-sale-means-for-the-new-owner/): Some states reset a parcel's taxable value the year after a sale closes, which is why a new owner's first property tax bill can land far above what the previous owner was paying. - [Do Water Rights Add to Land Value?](https://ammlandsales.com/blog/do-water-rights-really-add-to-land-value-the-western-data/): USDA's 2025 Land Values Summary shows irrigated cropland outselling dryland by as little as 30% in Texas and by nearly 12 times in New Mexico. The size of the gap comes down to how badly a state needs the water, not just whether the right exists. - [Selling Inherited Land Before Probate Closes](https://ammlandsales.com/blog/selling-inherited-land-before-probate-closes-what-executors-can-do/): Executors don't have to wait for probate to close to sell inherited land. Here is what authority they actually have, and when court approval still applies. - [Deed Restrictions vs. Zoning on Your Lot](https://ammlandsales.com/blog/deed-restrictions-vs-zoning-two-different-limits-on-your-lot/): A subdivided lot usually carries two separate sets of rules: a private deed restriction from the developer or HOA, and a public zoning ordinance from the city or county. They don't always agree, and knowing which one wins matters before you build. - [Sell Land to a Neighbor or a Buying Company?](https://ammlandsales.com/blog/should-i-sell-my-land-to-a-neighbor-or-a-buying-company/): The two lowest-friction ways to sell vacant land without an agent are a private sale to an adjoining neighbor and a cash offer from a land buying company. They differ less on legal paperwork than most sellers expect, and more on price leverage and who's responsible for catching a title problem before it becomes yours. - [Land Contract vs. Deed of Trust: Which Is Safer?](https://ammlandsales.com/blog/land-contract-vs-deed-of-trust-which-protects-buyers-better/): Two owner-financing structures put very different legal ground under a buyer, and the difference shows up fast the moment a payment gets missed. - [Texas Tax Redemption: 180 Days vs. Two Years](https://ammlandsales.com/blog/texas-tax-redemption-180-days-vs-two-years-compared/): Texas splits its tax sale redemption period in two: 180 days for most vacant land, two years for homestead and agricultural property, and which one applies changes what an owner can still do and what a buyer is taking on. - [What Severed Mineral Rights Cost Your Land](https://ammlandsales.com/blog/severed-mineral-rights-how-much-value-you-lose-without-them/): Owning only the surface changes what buyers will pay and what lenders will finance, but not by a number anyone can quote you upfront. Here's how appraisers, assessors, and lenders actually treat it. - [Florida vs. Texas Tax Deed Sales Compared](https://ammlandsales.com/blog/florida-vs-texas-tax-deed-sales-a-vacant-landowners-comparison/): Florida and Texas both sell land over unpaid property taxes, but one does it through a court lawsuit and the other never files a case at all, and that difference changes how much warning a vacant landowner actually gets. - [6 Phase I ESA Red Flags on Industrial Land](https://ammlandsales.com/blog/6-red-flags-a-phase-i-assessment-reveals-on-industrial-land/): A Phase I Environmental Site Assessment digs into an industrial parcel's history for problems a walkthrough can't show. Here are six things the standard practice is built to catch. - [Seller Impersonation Fraud on Vacant Land](https://ammlandsales.com/blog/seller-impersonation-fraud-how-someone-else-could-sell-your-land/): Vacant, unmortgaged land is the top target for a scam where a criminal poses as the owner and sells the parcel to an unsuspecting buyer. Here's how it works, the red flags that catch it, and what an owner can do first. - [Farm Credit vs. Community Bank: Land Loan Terms](https://ammlandsales.com/blog/farm-credit-vs-community-bank-why-land-loan-terms-differ/): The Farm Credit System and a typical community bank underwrite rural land loans on different logic entirely. One is a cooperative regulated by the Farm Credit Administration; the other is a deposit-taking bank bound by federal loan-to-value caps. - [Flood Zone AE vs. X: The Cost Difference](https://ammlandsales.com/blog/flood-zone-ae-vs-x-what-the-difference-costs-you/): FEMA Zone AE and Zone X sit on the same flood maps but carry different rules once you finance, build, or insure. Here is what the difference actually costs, in dollars and in construction requirements. - [What Landlocked Land Is Actually Worth](https://ammlandsales.com/blog/what-legal-access-is-actually-worth-landlocked-vs-road-frontage-land/): A landlocked parcel and a comparable parcel with recorded legal access are not variations on the same price — appraisal case work and county assessor practice both treat the missing access as the dominant factor in value, not a minor adjustment. - [Easement by Necessity for Landlocked Land](https://ammlandsales.com/blog/easement-by-necessity-getting-legal-access-to-landlocked-land-before-you-sell/): If your parcel and the tract that surrounds it were ever owned by the same person before the roads were cut off, you may already hold an unrecorded right to cross that neighbor's land — you just have to prove it and get it on record before you list. - [How Access Management Rules Limit Highway Land](https://ammlandsales.com/blog/how-access-management-rules-limit-highway-frontage-land/): A commercial lot can have hundreds of feet of highway frontage and still fail to qualify for a driveway permit. State access management rules, not zoning, are usually why. - [How to Vet a "We Buy Land" Letter in 20 Minutes](https://ammlandsales.com/blog/how-to-vet-a-we-buy-land-letter-in-20-minutes/): Before you call the number on a land offer letter, run it through four checks you can finish in about 20 minutes: who's sending it, what it's actually worth, who closes it, and whether the letter is pressuring you. - [Land Loan vs. Home Equity: Which Costs Less?](https://ammlandsales.com/blog/land-loan-vs-home-equity-loan-which-costs-less-to-buy-land/): Financing vacant land with a dedicated land loan usually costs more upfront than tapping home equity, but a HELOC or home equity loan puts your existing house at risk instead of just the land. - [ALTA Survey vs. Boundary Survey: Cost & Scope](https://ammlandsales.com/blog/alta-survey-vs-boundary-survey-which-do-you-need/): A basic boundary survey marks corners and lines; a full ALTA/NSPS Land Title Survey adds title, easement, and access detail lenders may require. - [Assessed Value vs. Market Value, Explained](https://ammlandsales.com/blog/assessed-value-vs-market-value-why-your-tax-bill-isnt-your-lands-worth/): Assessment ratios and multi-year reappraisal cycles are two separate reasons your county's assessed value and your land's real market value drift apart, especially when prices are rising. - [Selling Land With a Clouded Title](https://ammlandsales.com/blog/how-to-sell-land-with-a-clouded-title-through-a-quiet-title-action/): A clouded title stops a sale until the defect is cleared or a court rules on it. This guide walks through Florida's quiet title process step by step, including cost and timeline. - [Wetland Buffers: What They Cost a Waterfront Lot](https://ammlandsales.com/blog/wetland-buffers-and-setbacks-what-they-cost-a-waterfront-lot/): A wetland delineation finds the legal edge of a wetland. The buffer required beyond that edge is what actually shrinks a waterfront lot's buildable area, and how wide it runs depends on the wetland's classification. - [Auction vs. FSBO vs. Agent vs. Cash Buyer](https://ammlandsales.com/blog/sell-my-land-auction-vs-fsbo-vs-agent-vs-cash-buyer/): A neutral, side-by-side comparison of selling land at auction, FSBO, through an agent, or to a cash buyer, on timeline, net proceeds, and effort. - [Mineral Rights Search Before Buying Land](https://ammlandsales.com/blog/how-to-run-a-mineral-rights-search-before-buying-land/): A step-by-step guide to tracing whether a parcel's mineral estate has been severed from the surface, using county deed records, state oil and gas commission databases, and an ALTA 35 endorsement. - [Washington's 7-Year Adverse Possession Rule](https://ammlandsales.com/blog/washingtons-7-year-adverse-possession-rule-for-vacant-land/): Under RCW 7.28.080, someone with a defective deed to vacant Washington land can become its legal owner after seven straight years of paying the property taxes, without ever setting foot on it. - [How to Find Land Comps With No MLS Data](https://ammlandsales.com/blog/how-to-pull-comparable-land-sales-when-theres-no-mls-data/): Vacant land, especially rural and agricultural parcels, often has too few MLS-listed sales to build a defensible comparable-sales analysis. Here's where else to find real, verifiable transactions. - [Does Your State Have the Heirs Property Act?](https://ammlandsales.com/blog/does-your-state-have-the-uniform-partition-of-heirs-property-act/): As of October 2024, 23 states and Washington, D.C. have adopted the Uniform Partition of Heirs Property Act. Here is the full list with enactment years, and what changes for heirs in states that haven't adopted it. - [Texas's Dual Water-Rights System, Explained](https://ammlandsales.com/blog/texass-dual-water-rights-system-explained-for-waterfront-buyers/): Texas runs two water-rights doctrines side by side — narrow riparian rights for landowners on a stream, and a permit-based prior-appropriation system for almost everything else. Waterfront buyers who assume the water comes with the land are often wrong. - [Does a Land Buyer Need a Real Estate License?](https://ammlandsales.com/blog/does-a-land-buyer-need-a-real-estate-license-state-rules-explained/): A person or company buying land for its own account generally doesn't need a real estate license, which is how most states draw the line. Illinois is the clearest exception. But the wording varies by state, and the exemption doesn't erase every other rule that still applies. - [Texas's Water Level Notice Law for Land Buyers](https://ammlandsales.com/blog/texass-water-rights-notice-what-it-means-for-land-buyers/): Texas doesn't have one general water rights disclosure law. It has a narrow, specific notice that applies only when land adjoins a large reservoir — plus a patchwork of other rules a buyer has to chase down separately. - [Anne Arundel County Perc Test & Septic Steps](https://ammlandsales.com/blog/anne-arundel-county-md-perc-test-and-septic-permit-steps/): Wet-season perc testing in Anne Arundel County runs roughly February through April, and a failed test has real alternatives short of walking away from the parcel. - [Why a Cash Offer Can Beat an Appraisal](https://ammlandsales.com/blog/appraisal-vs-cash-offer-why-a-buyers-number-can-beat-the-appraisers/): Under USPAP, an appraisal is a defensible opinion of value as of a specific date, not a guarantee of what land will actually sell for. A specific buyer's cash offer can legitimately land above or below that number. - [How to Claim Surplus Funds After a Tax Sale](https://ammlandsales.com/blog/how-to-claim-surplus-funds-after-your-land-is-sold-at-tax-auction/): When land sells at tax auction for more than what was owed, the leftover money belongs to the former owner, but claiming it means beating a state-specific deadline before it escheats. - [7 Factors That Set Hunting Land's Value](https://ammlandsales.com/blog/7-factors-that-determine-what-hunting-land-is-worth/): Hunting land isn't priced like a house or a hayfield. Wildlife-management and land-value research point to seven specific, measurable factors that explain why two similar-sized tracts can lease or sell for very different numbers. - [7 Red Flags in a Vacant Land Purchase Agreement](https://ammlandsales.com/blog/7-red-flags-hiding-in-a-vacant-land-purchase-agreement/): Before you sign a standard vacant land purchase agreement, check these seven clauses for acreage mismatches, missing contingencies, and default terms that protect only the seller. - [How Maine Taxes Unorganized Territory Land](https://ammlandsales.com/blog/why-land-in-maines-unorganized-territory-is-taxed-differently/): Roughly half of Maine has no town government, so the state itself values the land, sets the rate, and bills the property tax in the Unorganized Territory. - [How Maricopa County Values Vacant Desert Land](https://ammlandsales.com/blog/maricopa-county-az-how-the-assessor-values-vacant-desert-land/): Maricopa County's Assessor's Office puts raw desert land in its own tax class and values it almost entirely off comparable land sales, since the cost approach used for buildings doesn't work on empty ground. - [What a Rural Homesite Needs Before a Permit](https://ammlandsales.com/blog/what-a-rural-homesite-needs-before-you-can-get-a-building-permit/): On a raw rural lot, the building permit is usually the last permit issued, not the first one applied for: septic, well, and driveway approvals come first, and each one narrows what the county will let you build. - [Tax Lien vs. Tax Deed States](https://ammlandsales.com/blog/tax-lien-vs-tax-deed-states-what-it-means-for-selling-land-with-back-taxes/): Whether your state runs a tax lien system or a tax deed system determines how much runway you actually have to sell before the county takes final action, and the two systems work almost opposite ways. - [Oregon vs. California vs. Washington Timber Tax](https://ammlandsales.com/blog/oregons-timber-severance-tax-vs-california-and-washington/): Post-harvest timber taxes work differently in each state: Oregon charges a per-thousand-board-foot harvest tax, California taxes a state-set harvest value at 2.9%, and Washington charges 5% of stumpage value. The state a timber tract sits in changes what a seller nets after logging it. - [How Owner Financing Works in the Missouri Ozarks](https://ammlandsales.com/blog/how-owner-financing-works-in-the-missouri-ozarks-land-market/): Owner financing has quietly powered land sales across the Missouri Ozarks for decades. Here's how the contracts work and where Missouri law leaves buyers exposed. - [How Florida's Tax Deed Auction Process Works](https://ammlandsales.com/blog/how-floridas-tax-deed-auction-process-actually-works/): In Florida, an unpaid tax certificate can trigger a Clerk of Court tax deed auction after just two years, but the landowner can still redeem the property right up until the winning bid is paid in full. - [How to Buy Land at a Tax Deed Auction Safely](https://ammlandsales.com/blog/how-to-buy-land-at-a-county-tax-deed-auction-safely/): Winning a county tax deed auction gets you a deed, not a guarantee. Here is what actually happens before, during, and after the sale. - [Georgia Tax Deed Redemption: What Owners Can Do](https://ammlandsales.com/blog/georgias-redeemable-tax-deed-a-one-year-countdown-to-sell-or-lose-land/): Georgia is neither a pure lien state nor a pure deed state. After a tax sale, the owner keeps a redeemable interest in the land that can be sold, transferred, or bought back until a formal notice process, called barment, cuts it off. - [What a Timber Cruise Tells You Before Selling](https://ammlandsales.com/blog/what-a-timber-cruise-actually-tells-you-before-you-sell/): A timber cruise is a statistical sample, not a full inventory. Here's how fixed-radius and prism sampling work, how accurate the result is, and how volume becomes a dollar figure. - [Cash Land Buyer vs. Agent: The Real Price Gap](https://ammlandsales.com/blog/cash-land-buyer-vs-real-estate-agent-what-the-price-gap-really-is/): Cash offers and agent listings solve different pricing problems. This piece applies real offer-pricing and price-gap methodology to show what the difference between them is actually made of, and when it's worth paying for. - [Costilla County Land: A Cautionary Case Study](https://ammlandsales.com/blog/buying-land-in-costilla-county-colorado-a-cautionary-case-study/): Decades ago the FTC found that thousands of Costilla County lots were sold as homesites they could never legally become. The same checks that would have caught it then still apply to any lot there today. - [7 Easements That Limit What You Can Build](https://ammlandsales.com/blog/7-types-of-easements-that-can-limit-what-you-build-on-land/): You already closed on the parcel. Now a permit application or a fresh survey has turned up an easement you didn't know about, and it's sitting on top of your building plans. Here's what the seven common types actually restrict, and how to find the rest before you break ground. - [How to Get an Army Corps Wetlands Determination](https://ammlandsales.com/blog/how-to-request-an-army-corps-wetlands-determination/): Requesting a jurisdictional determination tells you whether part of your land is a federally regulated wetland. Here's how the request, review, and validity period actually work. - [Selling Land Before Wayne County's Tax Auction](https://ammlandsales.com/blog/selling-vacant-land-facing-wayne-countys-tax-foreclosure-auction/): Wayne County moves from tax delinquency to forfeiture to a final foreclosure judgment in roughly two years, and vacant land does not qualify for the hardship payment plans available to homeowners. - [Cash Rent vs. Crop-Share: Which Pays More?](https://ammlandsales.com/blog/cash-rent-vs-crop-share-lease-which-pays-landowners-more/): A 22-year Purdue case study and university extension data show cash rent and crop-share leases produce similar average returns for landowners, but the winner flips depending on whether crop prices are rising or falling. - [How to Spot a Shady Land Buyer: 8 Red Flags](https://ammlandsales.com/blog/how-to-spot-a-shady-land-buyer-8-red-flags-before-you-sell/): Eight concrete red flags that separate a legitimate land buyer from a scammer, plus what to check before you sign anything. - [7 Easements to Check Before You Close on Land](https://ammlandsales.com/blog/7-types-of-easements-that-can-make-or-break-a-land-deal/): A title report doesn't treat all easements the same way. Some are a recorded line item you can read before closing; others never make it onto paper at all, and knowing which is which changes what you ask for before you sign. - [8 Red Flags That Mean Land Isn't Buildable](https://ammlandsales.com/blog/8-red-flags-that-mean-vacant-land-isnt-actually-buildable/): Vacant land can look perfect and still be legally unbuildable. These eight documented red flags, drawn from septic, flood, and wetlands records, show why. - [The USDA Program That Helps Heirs Clear Title](https://ammlandsales.com/blog/the-usda-program-that-helps-families-resolve-heirs-property-before-selling/): The USDA's Heirs' Property Relending Program lends money through approved intermediary lenders so co-heirs can buy out other owners and pay for appraisals, surveys, mediation, and legal work needed to clear title. It does not finance an outside buyer's purchase of the land. - [7 Steps to Force a Partition Sale](https://ammlandsales.com/blog/7-steps-to-force-a-partition-sale-when-a-co-heir-wont-sell/): When one co-heir won't sell, a partition lawsuit lets any co-owner force a court-ordered appraisal, buyout window, and sale. Here is the process step by step. - [9 Factors That Set Farmland Cash Rent Rates](https://ammlandsales.com/blog/9-factors-that-set-your-farmlands-cash-rent-rate/): Farmland cash rent is not one number. USDA data show nine specific, measurable factors that explain why irrigated cropland rents for nearly ten times what Alabama pasture does. - [9 Questions to Ask a Land Buying Company](https://ammlandsales.com/blog/9-questions-to-ask-a-land-buying-company-before-you-sign/): A document-by-document checklist for vetting any land buying company, built from Better Business Bureau guidance and state licensing rules, turned into questions you ask before you sign. - [9 Red Flags in a Land Contract Before You Sign](https://ammlandsales.com/blog/9-red-flags-in-a-land-contract-before-you-sign/): Before you sign an owner-financed land contract, check for these nine warning signs, drawn from state land-contract statutes and legal-aid guidance. - [How a Partition Action Forces a Land Sale](https://ammlandsales.com/blog/how-a-partition-action-forces-the-sale-of-inherited-land/): When heirs inherit land together and can't agree, a partition action lets any one of them ask a court to divide it or sell it. Which outcome a court picks turns on a specific legal test, and that test looks different depending on whether the land sits in a state that has adopted the Uniform Partition of Heirs Property Act. ## Selling by land type - [Residential lots](https://ammlandsales.com/sell/residential-lots/): Infill lots, subdivision remnants, and lots bought for a house that never got built. - [Development-ready land](https://ammlandsales.com/sell/development-ready-land/): Zoned, entitled, utilities at the line. Ready for a builder to start. - [Rural homesites](https://ammlandsales.com/sell/rural-homesites/): Acreage bought to build on, with power, a well, or a perc already in hand. - [Agricultural land](https://ammlandsales.com/sell/agricultural-land/): Cropland, pasture, and ground currently leased to a farming operation. - [Ranch and pasture](https://ammlandsales.com/sell/ranch-and-pasture/): Grazing ground, working ranches, and range with water and fence in place. - [Recreational land](https://ammlandsales.com/sell/recreational-land/): Hunting ground, camps, and acreage held for access rather than yield. - [Timberland](https://ammlandsales.com/sell/timberland/): Standing timber, cutover ground, and parcels mid-way through a rotation. - [Waterfront land](https://ammlandsales.com/sell/waterfront-land/): River, lake, and coastal parcels, including ones inside a flood zone. - [Commercial land](https://ammlandsales.com/sell/commercial-land/): Corner lots, highway frontage, and pads that never got developed. - [Industrial land](https://ammlandsales.com/sell/industrial-land/): Zoned industrial ground, rail-adjacent parcels, and former yard sites. - [Raw acreage](https://ammlandsales.com/sell/raw-acreage/): Unimproved ground with no utilities, no survey, and no recent activity. - [Off-grid land](https://ammlandsales.com/sell/off-grid-land/): Remote parcels with no services, priced for what they are rather than discounted. ## Selling by situation - [Inherited land](https://ammlandsales.com/sell/inherited-land/): probate, multiple heirs, heirs' property, and unpaid taxes since the owner died. - [Land with back taxes](https://ammlandsales.com/sell/land-with-back-taxes/): delinquency is settled from closing proceeds; you do not pay it first. - [Landlocked land](https://ammlandsales.com/sell/landlocked-land/): no recorded legal access, and how that is priced. ## State pages Each carries that state's tax sale mechanism, redemption period, closing practice, and local detail affecting land value, with sources cited. - [Alabama](https://ammlandsales.com/sell-land/alabama/): tax lien, 3 years, closings by partial attorney. - [Alaska](https://ammlandsales.com/sell-land/alaska/): tax deed, no statutory redemption, closings by title company. - [Arizona](https://ammlandsales.com/sell-land/arizona/): tax lien, 3 years before deed, closings by title company. - [Arkansas](https://ammlandsales.com/sell-land/arkansas/): tax deed, no redemption after sale, closings by title company. - [California](https://ammlandsales.com/sell-land/california/): tax deed, 1 year, closings by title company. - [Colorado](https://ammlandsales.com/sell-land/colorado/): tax lien, 3 years before deed, closings by title company. - [Connecticut](https://ammlandsales.com/sell-land/connecticut/): tax lien, 6 months, closings by attorney. - [Delaware](https://ammlandsales.com/sell-land/delaware/): tax lien, 60 days from court confirmation, closings by attorney. - [Florida](https://ammlandsales.com/sell-land/florida/): tax lien, 2 years before deed application, closings by title company. - [Georgia](https://ammlandsales.com/sell-land/georgia/): redeemable deed, 12 months, closings by attorney. - [Hawaii](https://ammlandsales.com/sell-land/hawaii/): tax deed, 1 year, closings by title company. - [Idaho](https://ammlandsales.com/sell-land/idaho/): tax deed, 14 months, closings by title company. - [Illinois](https://ammlandsales.com/sell-land/illinois/): tax lien, 2–3 years before deed, closings by title company. - [Indiana](https://ammlandsales.com/sell-land/indiana/): tax lien, 1 year / 120 days, closings by title company. - [Iowa](https://ammlandsales.com/sell-land/iowa/): tax lien, 1 year 9 months before deed, closings by title company. - [Kansas](https://ammlandsales.com/sell-land/kansas/): tax deed, no redemption after sale, closings by title company. - [Kentucky](https://ammlandsales.com/sell-land/kentucky/): tax lien, 1 year, closings by partial attorney. - [Louisiana](https://ammlandsales.com/sell-land/louisiana/): tax lien, 3 years, closings by partial attorney. - [Maine](https://ammlandsales.com/sell-land/maine/): tax lien, 18 months, closings by partial attorney. - [Maryland](https://ammlandsales.com/sell-land/maryland/): tax lien, 6 months / 4 months, closings by partial attorney. - [Massachusetts](https://ammlandsales.com/sell-land/massachusetts/): tax lien, 6 months to 1 year, closings by attorney. - [Michigan](https://ammlandsales.com/sell-land/michigan/): tax deed, 1 year, closings by title company. - [Minnesota](https://ammlandsales.com/sell-land/minnesota/): tax lien, 3 years / 1 year, closings by title company. - [Mississippi](https://ammlandsales.com/sell-land/mississippi/): tax lien, 2 years, closings by partial attorney. - [Missouri](https://ammlandsales.com/sell-land/missouri/): tax lien, 1 year, closings by title company. - [Montana](https://ammlandsales.com/sell-land/montana/): tax lien, 3 years before deed, closings by title company. - [Nebraska](https://ammlandsales.com/sell-land/nebraska/): tax lien, 3 years before deed, closings by title company. - [Nevada](https://ammlandsales.com/sell-land/nevada/): tax deed, no redemption after sale, closings by title company. - [New Hampshire](https://ammlandsales.com/sell-land/new-hampshire/): tax lien, 2 years, closings by attorney. - [New Jersey](https://ammlandsales.com/sell-land/new-jersey/): tax lien, 2 years, closings by title company. - [New Mexico](https://ammlandsales.com/sell-land/new-mexico/): tax deed, no redemption after sale, closings by title company. - [New York](https://ammlandsales.com/sell-land/new-york/): tax lien, 1–2 years, varies by county, closings by attorney. - [North Carolina](https://ammlandsales.com/sell-land/north-carolina/): tax deed, no redemption after sale, closings by attorney. - [North Dakota](https://ammlandsales.com/sell-land/north-dakota/): tax lien, 3 years before deed, closings by partial attorney. - [Ohio](https://ammlandsales.com/sell-land/ohio/): tax lien, 1 year, closings by title company. - [Oklahoma](https://ammlandsales.com/sell-land/oklahoma/): tax lien, 2 years before deed, closings by title company. - [Oregon](https://ammlandsales.com/sell-land/oregon/): tax deed, 2 years before foreclosure, closings by title company. - [Pennsylvania](https://ammlandsales.com/sell-land/pennsylvania/): tax deed, 9 months (repository sales), closings by title company. - [Rhode Island](https://ammlandsales.com/sell-land/rhode-island/): tax lien, 1 year, closings by partial attorney. - [South Carolina](https://ammlandsales.com/sell-land/south-carolina/): tax lien, 12 months, closings by attorney. - [South Dakota](https://ammlandsales.com/sell-land/south-dakota/): tax lien, 3–4 years before deed, closings by title company. - [Tennessee](https://ammlandsales.com/sell-land/tennessee/): tax lien, 1 year, closings by title company. - [Texas](https://ammlandsales.com/sell-land/texas/): tax deed, 6 months / 2 years, closings by title company. - [Utah](https://ammlandsales.com/sell-land/utah/): tax deed, no redemption after sale, closings by title company. - [Vermont](https://ammlandsales.com/sell-land/vermont/): tax deed, 1 year, closings by attorney. - [Virginia](https://ammlandsales.com/sell-land/virginia/): tax deed, no statutory redemption, closings by title company. - [Washington](https://ammlandsales.com/sell-land/washington/): tax deed, no redemption after sale, closings by title company. - [West Virginia](https://ammlandsales.com/sell-land/west-virginia/): tax lien, 18 months, closings by attorney. - [Wisconsin](https://ammlandsales.com/sell-land/wisconsin/): tax deed, 2 years before deed, closings by title company. - [Wyoming](https://ammlandsales.com/sell-land/wyoming/): tax lien, 4 years before deed, closings by title company. ## Reference - [The best way to sell vacant land](https://ammlandsales.com/best-way-to-sell-land/): ten routes to a sale — direct cash sale, land agent, neighbour, FSBO, auction, owner financing, marketplaces, developer, donation, tax sale — ranked by how often each is the right answer, each with what it costs, how long it takes, and when it is the wrong choice. - [What decides what your land is worth](https://ammlandsales.com/land-value-checklist/): the seven checks that set a parcel's value — access, title, taxes, zoning, buildable area, utilities, timing — with what each answer means. Deliberately gives no figure. - [Full text](https://ammlandsales.com/llms-full.txt): every page's substantive content in one plain-text file — guides, articles, all fifty state pages, land types and the glossary. - [Land terms, defined](https://ammlandsales.com/glossary/): plain definitions of the title, access, tax and transaction terms that decide what a parcel is worth. Each term is separately addressable by anchor. ## Company - [How it works](https://ammlandsales.com/how-it-works/): the four steps from first contact to funds wired, and how we make money. - [Questions](https://ammlandsales.com/faq/): what land is worth, what selling costs, how fast we close. - [About](https://ammlandsales.com/about/): what we are, what we are not. - [Testimonials](https://ammlandsales.com/testimonials/): named sellers with county and deal type. - [Sell your land](https://ammlandsales.com/sell-land/) · [Buy land](https://ammlandsales.com/buy-land/) · [Contact](https://ammlandsales.com/contact/) ## Contact - Phone: (815) 384-6153 - Email: info@ammlandsales.com - Address: 5830 E 2nd St, Ste 7000 #34586, Casper, WY 82609 ## Note on accuracy State-level figures on this site come from cited secondary references and are corrected against primary sources as each state is researched. Three such corrections have already been made. Tax procedure and county practice vary and change; every state page directs readers to their county treasurer for a figure they can act on. Nothing on this site is legal or tax advice.