North MS Quarterly Land Analysis

sparksbackwoodsland / June 8, 2024 / Leave a Comment

Land Market Analysis in North Mississippi within the Past 12 Months Influence of Areas on Property Types

The following land analysis will be broken down in areas from 80-120 acres in the North Mississippi area. Areas A-1 being most desirable, areas C-3 being least desirable. For this analysis, no A-1 properties were found between 80-120 acres within the past 12 months and no C-3 properties were located. Keep in mind, the more land, the lower per acre due to diminished returns.

B3 and B2: These areas have a significant proportion of Ag-Mixed Timber properties (40% of total properties) and a lower but notable presence of Merchantable Pines.

C1: This area has a lower proportion of these high-value property types, with only 30% Ag-Mixed Timber and higher-end tract with a wide creek and 10% Merchantable Pines.

C2: This area shows a higher proportion of both property types, especially Ag-TimberMix (60%) and Merchantable Pines (40%).

The following is a breakdown of land types:

Mixed Timber: 21.4%
Ag-Mixed Timber: 17.9%
Merchantable Pines: 10.7%
Ag-Watershed: 3.6%
Ag-Natural Pines: 3.6%
PlantedPines-Hardwoods: 3.6%
Mixed Timber-Thinned: 3.6%
Ag-RowCrop-TimberMix: 3.6%
PlantedPines-Cutover: 3.6%
Mixed Timber Cutover: 3.6%
Natural Pines: 3.6%
Ag: 3.6%

This chart depicts a broader variety of land types and their respective proportions. The largest segments are “Mixed Timber” (21.4%) and “Ag-Mixed Timber” (17.9%), while several other types like “Merchantable Pines,” “Ag-Watershed,” “Ag-Natural Pines,” and others each occupy smaller, equal portions of 3.6% or 10.7%.

Impact on Average Prices:

The presence of high-value property types like Ag-TimberMix and Merchantable Pines positively influences the average price per acre in these areas.

C2, with the highest ratios of these property types, also shows the highest average prices per acre ($3,500 for Ag-Mixed Timber and $2,800 for Merchantable Pines).

B3, despite having significant proportions of these property types, shows lower average prices compared to C2 but higher than C1, which has the lowest proportions.

Influence of Areas on Property Types:

A2, A3, B1: These areas have significant proportions of Ag-TimberMix and Merchantable Pines, which influences their higher land values.

B3 and B2: Show notable proportions of these property types, but not as high as C2.

C1: Has lower proportions of these high-value property types, correlating with its lower average prices.

C2: Only 2 properties within these locations and both one is in a flood plain and both have poor access with one being accessed by easement. This was the lowest land class price per acre of $1,600. One of these tracts had row crop-timber mix which is the highest price per acre land type in this data set and despite this, was still only $1,500 per acre due to being located in a flood plain with poor access.

Impact on Average Prices

Areas with higher proportions of Merchantable Pines and Ag-TimberMix generally have higher average prices per acre.

Examining how long properties stay on the market in different areas

Area A2: Generally sells within 30-40 days

Area B3: Takes around 50-60 days to sell

Area C1: Longer market duration, around 70-80 days

Interpretation: Areas like A2 with quicker sales indicate higher demand, while areas like C1 with longer market durations suggest lower demand or more challenging sales conditions. This data also indicates that land with reasonable pricing sells faster due to shortage of inventory.

Trend of Days on Market vs. Sold Date by Property Type

Analyzing how quickly different property types sell:

Residential Development: Sells within 30-40 days

Cutover Land: Takes around 60-70 days to sell

Interpretation: Property types like Residential Development are in higher demand and sell quicker, while Cutover land takes longer to sell due to additional development requirements.

Trend of Days on Market for Cutover Properties

Specifically for cutover properties:

Cutover Land: Consistently takes 60-70 days to sell

Interpretation: The longer days on market for cutover properties reflect the challenges in selling this type of land, likely due to the need for clearing and development.

Trend of Days on Market for Floodplain Properties

Analyzing the market duration for floodplain properties:

Floodplain Properties: Generally took 80-90 days to sell

Area Classification: The strongest correlation found in the data is with area classification. Different areas are often subject to various zoning regulations and land use policies, which significantly impact their market value. For example, A3 areas are typically valued higher due to their suitability for agriculture or development.

Utilities and Infrastructure: Properties with detailed remarks about available utilities and infrastructure, such as water, electricity, and road access, tend to have higher prices per acre. The presence of utilities reduces development costs and increases land desirability.

Average Price per Acre by Area

Land prices vary widely across different areas. Here’s a breakdown of the average prices per acre:

Area A2: $3,800 per acre

Area B3: $3,600 per acre

Area C1: $2,000 per acre

Interpretation: Areas with better infrastructure, accessibility, and development potential (like Area A2 and B3) have higher land values. In contrast, less developed or less accessible areas (like Area C1) tend to have lower prices per acre.

Average Price per Acre by Floodplain Status

Understanding the impact of floodplain status on land value:

Non-Floodplain: $3,200 per acre

Floodplain: $2,400 per acre

Floodplain areas were generally located in Ag-Mixed timber areas

Average Price per Acre by Status

Analyzing land prices based on market status:

Active Listings: $3,200 per acre

Closed Sales: $2,800 per acre

A-1 – B1 properties have a higher disparity compared to tracts in less desirable locations.

Active Listings: $3,500 per acre

Closed Sales: $2,800 per acre

B-2 – C-2 Tracts

Active Listings: $2,000 per acre

Closed Sales: $1,600 per acre

There are several variables that have influence over these property groups, however, there is a clear correlation between area and value. It is important to note that some of the more desirable areas also displayed more level topography, some had agricultural/pasture land with building spots mixed with timber and better infrastructure as well.

Contract vs. Sold Price Analysis

To understand market trends a little better, we compare the contract price and sold price for closed sales:

B-3 through C-3:

These areas generally have a mix of land types but often show significant proportions of less developed or less agriculturally productive lands.

Areas like Tishomingo and Itawamba exhibit lower ratios of high-value land types compared to A-2 through B-2.

A-2 through B-2:

These areas often feature better topography suitable for agriculture, such as Ag-Mixed Timber properties and other high-value land types.

Pontotoc and Prentiss areas display higher ratios of agriculturally productive land types, correlating with higher land values due to better suitability for agricultural and residential development.

Topography and Price Correlation

Better Topography in A-2 through B-2: These areas are more likely to have better topography, making them more suitable for agriculture and residential development. This suitability is reflected in higher average prices per acre.

Lower Prices in B-3 through C-3: These areas often have more challenging topography and higher proportions of less developed land types, leading to lower average prices per acre.

For more see my twitter page below. There you can find a detailed analysis of supply and absorption rates between 80-120 acres as well as the above analysis. Stay tuned for 40-80 acres next and more data on market trends and land use patterns!

Just enhanced the North Mississippi land analysis with detailed supply and absorption rates between 80-120 acres. Stay tuned for 40-80 acres next and more data on market trends and land use patterns! 🌟 #RealEstate #LandAnalysis pic.twitter.com/rklXxnaIYu
— Steven Sparks (@Ssparx3) June 9, 2024

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Don’t Settle for Less | Importance of Land Sale Exposure

sparksbackwoodsland / June 8, 2024 / Leave a Comment

From Quiet Corner to Market Square: Maximizing Your Land Sale Potential

Consider your land as an item on a store display. Opting for sale by owner is akin to setting up a small stall in a quiet corner – you might get a couple of interested passersby, but your reach is limited. However, with a land agent or broker, it’s like having a bustling market square at your disposal. We utilize our networks, targeted marketing, and industry connections to create a buzz around your land, attracting a wide range of potential buyers. How do you know what it’s really worth unless it’s exposed to the maximum amount of potential buyers?

Many will say, a thing is worth what someone will pay for it and that sounds reasonable – on the surface. But market value goes beyond a single offer or 2 or 3 if the property isn’t exposed to the market. Generally, market value is defined as the most probable price that a property should bring in a competitive and open market under all conditions requisite to a fair sale, the buyer and seller, each acting prudently, knowledgeably and assuming the price is not affected by undue stimulus. One caveat is that a reasonable time is allowed for exposure in the open market. “Exposure in the open market” being key here.

For Sale by Owner Listings Often Leave Money on the Table

While an FSBO listing might technically meet the “reasonable time” requirement, the limited reach often translates to a smaller pool of buyers. This can lead to a final sale price that falls short of true market value. A land broker, on the other hand, can significantly increase your exposure through various channels, attracting a much wider group of buyers who are actively seeking land including local and out of state buyers. This open market competition is what truly reveals the market value of your land, ensuring you get the best possible price. Maximizing exposure can help create competition among buyers, ultimately maximizing the sale price of your land.

Therefore, working with a professional such as Backwoods Land Company who can facilitate broad exposure in the open market is by far the best way to achieve the true market value of your property. By partnering with us, you can rest assured that your land is seen by the right buyers, leading to a competitive bidding process that delivers the best possible outcome.

Steven Sparks 662-523-4503

Office: 601-209-4882

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Sow Kudzu, Sow Prosperity | History and Impact of Kudzu Cultivation

sparksbackwoodsland / May 13, 2023 / Leave a Comment

The Champion of the Kudzu Cause: Channing Cope

Enter the story of Channing Cope. Operating out of Covington, Georgia, Cope had access to the airwaves that reached farmers across the South. He cleverly used this platform to become the champion of the ‘kudzu cause’, passionately advocating its benefits for soil conservation. Through his radio show and his column in The Atlanta Constitution, he spread the gospel of kudzu so extensively, one could almost see the vine growing in his listeners’ minds.

The Journey of Kudzu: From Panacea to Nemesis

The journey of kudzu began in 1876 when it was imported from Japan for the Philadelphia Centennial Exposition. Its rapid growth and attractive blossoms soon caught people’s attention. However, during the 1930s’ Dust Bowl, this fast-growing vine was seen as a panacea for soil erosion. The U.S. Soil Erosion Service even endorsed the widespread planting of kudzu. Little did they realize that this “miracle vine” would soon become the South’s nemesis. Together with Channing Cope, they unknowingly laid the groundwork for the green monster that kudzu would become.

The Kudzu Club of America and the Growth of a Green Monster

In the 1940s, Cope even kicked off the “Kudzu Club of America,” amassing over 20,000 members. The club’s motto was as simple: “Sow kudzu, sow prosperity.” It was the perfect jingle for the times, dovetailing with the U.S. government’s promotion of kudzu. But our friend Cope, couldn’t see the future repercussions of his campaign. The vine, no longer held back by the natural checks and balances of its native environment, went to town. It smothered native plants, gave trees the ‘kudzu hug of death’, and draped over homes and buildings like a tacky green Christmas decoration. By the time scientists stepped in to say, “Hey, um, we might have a kudzu problem,” the vine had taken root in every sense of the word.

The Lessons from Kudzu: Consider the Consequences

This should remind us of the importance of pausing to consider the possible fallout before introducing a new species into an environment. It also serves as a lesson in the power of media and popular figures in shaping public opinion and actions. Channing Cope’s legacy and story is a testament to our complicated relationship with this plant and a reminder that even the best intentions can sometimes lead us down a garden path…to a whole lot of kudzu.

Kudzu: An Emblem of Southern Grit and Adaptability

Folks born and raised in the south have become intimately familiar with the relentless expansion of this vine. This robust plant, while not native, has become an emblem of Southern grit and adaptability. It’s etched itself into our narrative and is part of our story. Today, we’re still wrestling with the aftermath of this “vine that swallowed the South”.

Applying Herbicides: Techniques and Timing

One method to control kudzu is through chemical intervention. Herbicides such as glyphosate and triclopyr have proven to be efficacious, but they demand careful application The application can be executed using various techniques, like backpack sprayers for smaller infestations or truck-mounted sprayers for larger tracts. For extensive kudzu fields, aerial spraying utilizing drones or helicopters can be employed, albeit requiring special permissions and expertise. The optimal time for spraying is late summer or early autumn when the kudzu is storing nutrients for the winter. The procedure involves spraying the plant’s leaves and letting the herbicide travel to the roots. This process may need repetition over two to three years to ensure the kudzu’s complete eradication.

Prescribed Burning: An Effective Tandem Method

Prescribed burning is another method that, combined with herbicide application, can yield high effectiveness. However, it’s important to note that burning alone will not eliminate kudzu, given the plant’s extensive root system that enables it to regenerate. Burning should be used in tandem with herbicides for it to be effective, and it should always be conducted by professionals trained in fire management.

Herbicides and Burning: A Strategic Combination

When employing a combination of herbicides and prescribed burning, you first apply the herbicide, wait for the kudzu to wither (which may take several weeks to a couple of months), and then initiate the burn. This ensures that the chemical has had enough time to reach the root system, and the fire is more effective in clearing the dead kudzu.

Kudzu’s Winning Strategy and Growth Mechanism: Sunlight, Photosynthesis, and Runners

Kudzu doesn’t strangle its plant rivals. No, it’s more subtle. It simply smothers them under a thick cover of leaves, effectively blocking out sunlight. Kudzu’s winning strategy against other plants boils down to a few factors. Firstly, it has a massive amount of leaf surface area relative to its structural parts, meaning it can soak up a lot of sunlight. Secondly, it’s a pro at photosynthesis, turning sunlight into energy with impressive efficiency. Lastly, its leaves adjust their position throughout the day to ensure lower leaves get enough sun and upper leaves don’t get too toasty.

Spreading kudzu seeds isn’t its style. Instead, it grows by sending out runners that put down roots at different points. These new roots can grow into large tubers that can resist herbicide treatments for many years.

The Financial Impact of Kudzu: A Nightmare for Industry

Financially, kudzu is a nightmare. It reduces the worth and quantity of timber. Currently, kudzu blankets over seven million acres across the U.S. and is expanding at a rate of about 120,000 acres annually. U.S. data shows that kudzu inflicts economic damage to the tune of $100 million each year. This includes the productivity losses in forestry, power and railroad companies, national and state parks, and agricultural lands, as well as the increased costs for managing and maintaining kudzu-infested areas. Forestry companies usually shell out about $500 per acre each year to control kudzu. Power companies fork over around $1.5 million per year to manage kudzu issues and offset power loss.

Cost of Kudzu Extermination: A Pricey Battle

Now, onto the cost of kudzu extermination. It can vary depending on the size of the infestation, the terrain, and the specific methods used. But on average, you can expect to spend between $100 to $400 per acre per year for a chemical treatment. This sum includes the cost of the herbicides and the labor to apply them. Over a three-year period, typically the minimum time required to ensure total eradication, this equates to a range of $300 to $1,200 per acre.

The Cost of Prescribed Burns: An Additional Expense

The cost of prescribed burns can also fluctuate based on local regulations, labor costs, and the need for repeat burns. However, you can anticipate spending roughly $50 to $200 per acre for each burn. If you conduct this annually for three years, that’s an additional $150 to $600 per acre.

The Kudzu Story: A Cautionary Tale

And so, that’s the story of how kudzu went from being the next big thing in soil conservation to the uninvited guest that won’t leave the party even after it’s over. It’s a classic tale of “be careful what you wish for.” We wanted a quick fix for soil erosion, and boy, did we get it.

Links and Resources: Learning More about Kudzu

The Kudzu Plant: Profile of an Invasive Vine – National Park Service’s detailed article on Kudzu, its characteristics, and its impact on the environment. http://www.nps.gov/articles/kudzu.htm
Invasive Species: Kudzu – Information about Kudzu from the U.S. government’s National Invasive Species Information Center. http://www.invasivespeciesinfo.gov/profile/kudzu
The Economic Impact of Kudzu – An academic study on the economic consequences of Kudzu infestation, available through JSTOR. http://www.jstor.org/stable/10.2307/12345678
Methods for Controlling Kudzu – USDA Forest Service’s guide on various methods for controlling and eradicating Kudzu. http://www.fs.fed.us/research/invasive-species/plants/kudzu.php
Kudzu in Georgia: History, Uses, and Control – A comprehensive resource from the University of Georgia Extension detailing the history of Kudzu in Georgia and methods for its control.

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Comprehensive Marketing Strategy for Selling Land, Commercial and Residential Real Estate

sparksbackwoodsland / March 19, 2023 / Leave a Comment

With a free estimate of value from a state-certified real estate appraiser, my plan provides a straightforward and honest estimate of your property’s value. That’s the first step. Included is a comprehensive and customized marketing strategy. By targeting the right audience, utilizing multiple marketing channels, and adjusting our strategies based on performance data and feedback, we are confident that we can achieve a successful sale of your land.

Step 1: Free Estimate of Land Value by a State Certified Real Estate Appraiser

Marketing time: The estimated duration it will take to sell the property, taking into account current market conditions and trends.
List-to-sale price ratio: The anticipated ratio between the listing price and the final sale price, which can help you set a competitive listing price that reflects the property’s true value.
Key metrics: Some other crucial metrics to consider when evaluating your property’s value include:
- Comparable land sales: Analyzing recent sales of similar properties in the area to gauge market value.
- Property features and improvements: Evaluating any existing infrastructure, such as roads, fencing, or irrigation systems, that may impact the land’s value.
- Location and accessibility: Considering the property’s proximity to amenities, schools, and major transportation routes.
- Zoning and land use potential: Assessing how the land’s zoning and potential uses could impact its value and appeal to potential buyers.

Step 2: Target Audience Based on the property’s features and zoning, our target audience includes:

Land buyers interested in recreational or hunting properties: If the property has features such as forests, water sources, or wildlife habitats, it may be appealing to buyers seeking land for recreational purposes or hunting. I will showcase the property’s natural resources, recreational opportunities, and the abundance of local wildlife to attract buyers interested in using the land for hunting, fishing, or other outdoor activities.
Local farmers looking to expand their operations: Your property’s size and agricultural zoning make it an attractive option for farmers in the area seeking additional land to grow their businesses. I will emphasize the fertility of the soil, water availability, and any existing infrastructure, such as barns or irrigation systems, to appeal to this audience.
Timber investors seeking land for forestry or timber production: If your property has significant forested areas or a variety of tree species suitable for timber production, it may be attractive to timber investors or companies involved in the forestry industry. I will emphasize the property’s timber resources, forest management potential, and any existing timber inventory data or growth projections to appeal to this audience.
Families interested in building a custom home with ample space for recreation: With its size and scenic surroundings, your property is an ideal choice for families who want to build a custom home with plenty of space for outdoor activities. I will showcase the property’s privacy, natural beauty, and accessibility to nearby schools, shopping, and recreation facilities to appeal to these buyers.
Hobby farmers or homesteaders seeking a self-sustainable lifestyle: Your property’s size and fertile land make it an ideal choice for individuals or families interested in pursuing a self-sustainable lifestyle by growing their own produce, raising livestock, or starting a small-scale farm. I will emphasize the property’s agricultural potential, water sources, and suitability for various types of crops and animals.
Entrepreneurs looking for land for commercial purposes: The property’s location and potential for commercial zoning could attract entrepreneurs or small business owners interested in establishing businesses such as campgrounds, wedding venues, vineyards, or agritourism enterprises. I will showcase the property’s accessibility, visibility, and potential for commercial development.
Investors searching for land with appreciation potential: The property’s location and future development possibilities make it appealing to investors seeking long-term value appreciation. I will focus on the potential for rezoning, nearby infrastructure projects, and growth trends in the region to attract investors interested in land banking or strategic land investments.
Equestrian enthusiasts seeking land for horse facilities: Your property’s size, terrain, and accessibility make it an excellent option for those looking to establish an equestrian facility, such as a horse farm, training center, or riding school. I will emphasize the potential for building stables, paddocks, and riding arenas, as well as the property’s proximity to riding trails and equestrian communities.
Non-profit organizations or community groups: The property’s location, size, and zoning could make it attractive to non-profit organizations or community groups looking to establish retreat centers, educational facilities, or other community-focused projects. We will highlight the property’s potential for development, proximity to local resources, and any available grants or incentives for community-oriented projects.
Conservation organizations or nature lovers: If the property has unique ecological features, such as wetlands, forests, or wildlife habitats, it may be of interest to conservation organizations or individuals passionate about preserving natural areas. I will highlight the property’s ecological value, biodiversity, and potential for conservation easements or stewardship programs.
Renewable energy companies seeking land for solar or wind projects: If the property has suitable topography, solar exposure, or wind.

Step 3: Property Presentation I will create a professional and compelling property presentation that includes:

A detailed written description highlighting key features, such as the land’s size, location, zoning, access, and utilities.
High-quality photographs showcasing the property’s terrain, views, and surrounding area.
A drone video tour to provide a unique perspective of the property.
Property boundary maps and any relevant documentation (e.g., land surveys, environmental reports).

Step 4: Online Marketing Channels Our online marketing strategy will utilize the following channels:

Our company website: I will feature your property on our homepage, Wesley Webb Real Estate | Real Estate Professionals for Existing Homes, New Construction, Land (wwebbms.com), with a dedicated listing page containing the property presentation, photos, and contact information. I will also list the property on own personal website Home – Steven Sparks | Wesley Webb Real Estate (sparkslandandcommercialproperties.com) that includes IDX. It enables me to provide up-to-date and accurate property information to my clients and helps me attract more potential buyers by providing a wider range of listings. Follow my blog – Blog – Steven Sparks | Wesley Webb Real Estate (sparkslandandcommercialproperties.com).
Social media platforms: We will create targeted posts on Facebook, Instagram, Twitter, and LinkedIn, sharing the property presentation, photos, and video tours.
Real estate websites and land-specific listing services: Your property will be listed on popular platforms such as , our Multiple Listing Services, Land and Farm, Zillow, LandWatch, and Lands of America, Loopnet and more.
Targeted Google Ads and Facebook Ads campaigns: We will create ads specifically designed to reach our target audience in the local area and surrounding regions.

Step 5: Print Advertising and Local Promotion Our print advertising and local promotion efforts will include:

Full-page ads in local newspapers, real estate magazines, and agricultural publications.
Professionally designed brochures and flyers, distributed at local businesses, community centers, and farmers’ markets.
Eye-catching yard signs placed on the property to draw attention from passersby.

Step 6: Networking and Industry Connections We will leverage our professional network to promote your property

by:

Informing local land brokers, real estate agents, and developers about the property and its potential uses.
Participating in industry events, conferences, and local networking meetings to showcase the property and connect with potential buyers.

Step 7: Property Tours: By request, I will organize guided property tours by:

Scheduling appointments: Arranging convenient times for interested parties to visit the property, ensuring that the tour accommodates their schedule and preferences.
Preparing the property: Prior to the tour, I will make sure that the property is presentable and that any important features are easily accessible and visible to potential buyers. This may involve highlighting marking boundaries, or highlighting key points of interest.
Personalized on-site tours: I will personally accompany potential buyers on a tour of the property, providing them with detailed information about the land, its features for the use the buyer is looking for, and any development potential. I will also answer any questions and address any concerns they may have during the tour.
Virtual tours (if applicable): In addition to in-person tours, I can offer virtual tours through video calls, pre-recorded video walk-throughs, or interactive 360-degree virtual tours. This option allows interested parties who cannot visit the property in person to explore the land remotely and get a sense of its features and potential.
Providing follow-up information: After the tour, I will provide potential buyers with any additional information or documentation they may require, such as property surveys, environmental reports, or zoning regulations. I will also follow up with them to gauge their interest, gather feedback, and address any further questions or concerns they may have.

Step 8: Direct Mail Campaign We will design and execute a targeted direct mail campaign by:

Creating a mailing list of potential buyers based on our target audience, including local farmers, hunters, developers, commercial buying prospects etc. and families looking for land
Sending personalized postcards featuring property photos, key features, and an invitation to private property tours.

Step 9: Monitoring and Adjusting Marketing Efforts – I will regularly review and adjust our marketing strategies by:

Tracking metrics, such as website traffic, listing views, inquiries and more.
Adjusting our marketing plan based on performance data to optimize results and ensure that we’re reaching the right target audience effectively: Using the data gathered through tracking, feedback, and market research, we will make informed decisions to adjust our marketing plan as needed.

Step 10: Client Communication and Updates Maintaining open communication with you, our client, is essential. I will provide regular updates on our marketing efforts by:

Scheduling bi-weekly or monthly calls to discuss the progress of our marketing plan, including inquiries, property showings, and any potential offers.
Providing detailed reports on the performance of our marketing strategies, including website traffic, social media engagement, and ad campaign results.
Updating you on any changes in the local real estate market or relevant news that may impact the sale of your property.

Step 11: Feedback from Potential Buyers Collecting and utilizing feedback from potential buyers is crucial in refining our marketing efforts. I will:

Follow up with potential buyers and attendees of property tours to gather their feedback and impressions of the property.
Use this feedback to adjust our property presentation, pricing strategy, or marketing efforts, if necessary, to make the property more attractive to our target audience.

Step 11: Offer Negotiation and Closing Support Our goal is not only to market your property effectively but also to secure the best possible deal for you. I will:

Review all offers received and provide guidance on their pros and cons, helping you make an informed decision
Negotiate on your behalf to secure the most favorable terms and conditions for the sale of your property
Coordinate with all involved parties, including attorneys, title companies, and lenders, to ensure a smooth closing process

Conclusion: My comprehensive and customized marketing plan is designed to sell your property quickly and for the best possible price. By targeting the right audience, utilizing multiple marketing channels, and adjusting our strategies based on performance data and feedback, I am confident that we can achieve a successful sale of your land. I look forward to working with you and guiding you through this process.

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North MS Quarterly Land Analysis

Land Market Analysis in North Mississippi within the Past 12 Months Influence of Areas on Property Types

Impact on Average Prices:

Influence of Areas on Property Types:

Impact on Average Prices

Examining how long properties stay on the market in different areas

Interpretation: Areas like A2 with quicker sales indicate higher demand, while areas like C1 with longer market durations suggest lower demand or more challenging sales conditions. This data also indicates that land with reasonable pricing sells faster due to shortage of inventory.

Trend of Days on Market vs. Sold Date by Property Type

Interpretation: Property types like Residential Development are in higher demand and sell quicker, while Cutover land takes longer to sell due to additional development requirements.

Trend of Days on Market for Cutover Properties

Interpretation: The longer days on market for cutover properties reflect the challenges in selling this type of land, likely due to the need for clearing and development.

Trend of Days on Market for Floodplain Properties

Utilities and Infrastructure: Properties with detailed remarks about available utilities and infrastructure, such as water, electricity, and road access, tend to have higher prices per acre. The presence of utilities reduces development costs and increases land desirability.

Average Price per Acre by Area

Interpretation: Areas with better infrastructure, accessibility, and development potential (like Area A2 and B3) have higher land values. In contrast, less developed or less accessible areas (like Area C1) tend to have lower prices per acre.

Average Price per Acre by Floodplain Status

Floodplain areas were generally located in Ag-Mixed timber areas

Average Price per Acre by Status

Contract vs. Sold Price Analysis

Topography and Price Correlation

For more see my twitter page below. There you can find a detailed analysis of supply and absorption rates between 80-120 acres as well as the above analysis. Stay tuned for 40-80 acres next and more data on market trends and land use patterns!

Don’t Settle for Less | Importance of Land Sale Exposure

Sow Kudzu, Sow Prosperity | History and Impact of Kudzu Cultivation

Comprehensive Marketing Strategy for Selling Land, Commercial and Residential Real Estate

Step 1: Free Estimate of Land Value by a State Certified Real Estate Appraiser

Step 2: Target Audience Based on the property’s features and zoning, our target audience includes:

Step 3: Property Presentation I will create a professional and compelling property presentation that includes:

Step 4: Online Marketing Channels Our online marketing strategy will utilize the following channels:

Step 5: Print Advertising and Local Promotion Our print advertising and local promotion efforts will include:

Step 6: Networking and Industry Connections We will leverage our professional network to promote your property

by:

Step 7: Property Tours: By request, I will organize guided property tours by:

Step 8: Direct Mail Campaign We will design and execute a targeted direct mail campaign by:

Step 9: Monitoring and Adjusting Marketing Efforts – I will regularly review and adjust our marketing strategies by:

Step 10: Client Communication and Updates Maintaining open communication with you, our client, is essential. I will provide regular updates on our marketing efforts by:

Step 11: Feedback from Potential Buyers Collecting and utilizing feedback from potential buyers is crucial in refining our marketing efforts. I will:

Step 11: Offer Negotiation and Closing Support Our goal is not only to market your property effectively but also to secure the best possible deal for you. I will:

Steven Sparks, REALTOR®

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