"Permission to cross a neighbor's land is not deeded access. Banks won't count it. It doesn't pass to the next owner either. Know the difference before you buy land. #LandTips

Rusty Nale now has a real job as the chat guide on our website.

My cousin Tack E. Mann's idea of secluded means the road's probably washed out. - Rusty Nale, The Land Agent.

Request an aerial before you go look at land you're interested in. You'll see the creeks, roads, cutover and neighbors before you ever get out of the truck. Every RecLand listing comes with one. If your agent can't get you an aerial, it might be time to find one who can.

A good owner-financed land deal may help both sides. The buyer gets in with less cash, and the seller gets steady payments. Just use an attorney or title company to paper the deal and have it recorded.

Got a 'we buy land' letter in the mail? Find out what your land is worth before you call them back. Most of those letters are just ridiculous lowball offers.

Land you never visit still gets visitors. Just not the ones you want. Drive out there this weekend, or send someone to see what's going on.

Shoot me an email at [email protected] for the free article.

An actual call from NY state yesterday: Caller: What is land selling for down there? Me: Well, what are cars selling for in NY? This happens realistically…um🤔…8 times a year. Same exact part of conversation. The state changes, that sequence doesn’t. The take away: there are many variables to real estate values. Not all acres are created equal.

My apologies to the cool land bros, dirt dealers, ground gurus, and soil sleuths, etc. A client called and asked me to do a simple price reduction on her tract. Sorry, we didn’t do a “Special Price Modification Enhancement on a Prime piece of ground.” We are just simple land folk around here.

If you’re going to send emails with listings you swear are a “…great fit for me…” then include the friggin’ asking price! How hard is this?

Ignoring it is the silent slip into losing it. Shoot me an email at [email protected] and I’ll send a pdf of the article and a helpful checklist of things to consider.

Legal access isn’t a “nice to have” on rural land — it’s half the deal. I’ve watched buyers fall in love with a map pin, a pretty aerial, and a deer stand… then find out the trail they’ve been using isn’t something a title company (or the next buyer) will hang a hat on. Before you write an offer: Is the access deeded and conveyable, or just “we’ve always used that path”? Boots on the ground still beat a screenshot for reliable info on details that matter! #LandTips

Pro tip: There is usually no “additional information about this tract” I can email to you. It’s all there in the listing info on the website you’re looking at. The secret packet of information you feel the need to ask for is just rural legend.

It's time for the annual reminder: "Not all acres are created equal." What land is selling for in one place likely has no bearing on what land may be worth in another place, yet people will invariably cite some deal they heard about (may or may not be a real deal, but that's a different post!) and insist their land should bring the same amount. No, not all acres are created equal...sorry.

A gate at the entrance of your tract can go a loooong way in keeping people from indiscriminately dumping trash and debris on your place. Sorry people are typically lazy, too, and will look for an easy place to access to show folks just how sorry they actually are.

From the section "Location, Location, Location" of the #LandTips book... #LandTip – 44 Location is important for large farms, too. There are many factors that contribute to a piece of ground being a solid farm investment. We have sold a lot of row crop farms over the years and have seen how some factors, based on location, have a tremendous impact on values and how sought after farms in certain areas are. Location matters with key factors like salinity of the underground water supply for irrigation, soil types, and access to necessary agricultural infrastructure like gins and grain elevators. Location also matters with availability of nearby quality operators to lease the farm ground if you are an investor who farms out the farming, so to speak. How hard is it to find and keep lessees in the area? Ask a lot of questions if you are an investor looking into new areas for farm ground.

We are finally in our new office building in Rayville, LA just off the interstate. We sold our building in Monroe.

“The Dirt Dude just posted a Positive Price Enhancement on some new ground that he earlier said wouldn’t last long. I miss when we just spoke regular American.” - Rusty Nale The Land Agent