25d • 💬 General discussion
Land investors kinda suck at picking markets to target for marketing.
One county: land clears in ~40 days.
One county over: the same parcel sits 120.
Same buy price. Same spread on paper. The county decided you'd win or lose before you started.
If you've ever bought a deal in a market you never liquidity-checked, bookmark this.
3 steps to read a county before you spend a dollar marketing it:
1) Confirm it's alive (and you can price it)
Active supply 25–250 → below 25 you can't price it, above 250 your listing gets buried
Sell-through rate → a smooth ramp (~10% → 30% → 60%) = real demand; spiky = seasonality
Gini under 30 → tight prices mean you can mail blind offers; scattered prices mean call-only (You can get this from Landinsights)
2) Find the demand theme, not just one good band
Read the map first → rooftops = infill, open land = rural rec
Cycle the acreage bands → hunt where STR + volume + price all light up
Set the buy box → acreage range + a price ceiling ($25K–$250K sweet spot)
3) Run the avoid list
Skip the obvious metro-adjacent counties everyone already mails
Skip oversupply (600+ actives) — even "hot" buries your listing
Skip inventory mismatch — don't chase 500-acre ranches in an infill county
You can't out-hustle a county where land doesn't move. You're not picking land — you're buying into a liquidity pool and choosing how illiquid you're willing to be.
P.S. — I'm teaching the full county-scoring system live on June 29.
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Land investors kinda suck at picking markets to target for marketing.
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