For those that have bought land in the past, do you feel it is advantageous to use a broker? With the internet these days are we essentially seeing all that’s available or will someone on the ground have an inside track to some places? This will be my first experience in buying acerage, so any insight/advice is appreciated.

By "broker", do you mean a realtor/ real estate agent? Beware of folks that want to "cut out the middle man". In my very limited experience, they're looking for a rube to take advantage of. There are laws that a realtor is obligated to help you understand and have the benefit of. There are lots of Class A, egotistical scum that are looking to get one over on you. It's how they roll every day of their lives.

Yes, “broker” had been the term I’ve heard used for the equivalent of a real estate agent I would use in buying a house.

Agents work under a brokers license.And Creek is right they have rules that are set by TREC, state laws

Agents work under the Broker. The Broker carries E&O insurance in case trouble arises, as such, they generally have a Real Estate Attorney on retainer.

In today’s world of fast sales and fast closings, it’s imperative that the buyer or seller knows the rules, deadlines, and repercussions of not abiding by those

Also if you are buying a broker/agent isn't costing you anything. If it is your 1st time to buy, I would get a good agent that is working in land/ranch dealings. Lots of things to check for in buying land.

It’s always a good idea to use an experienced ( can’t stress this word enough ) broker/agent, especially of this is your first deal.

Lots of things to look for when buying land. Price is only one factor.

In most cases using a broker will cost you nothing. And a good broker should know of off market or distressed properties that you may be able to deal on vs. a random listing.

I bought my land directly from the owner. We drew up a contract, sat down at the title company and got it done.

The short answer is no, you do not have to use a broker. I think it depends on the complexity of the purchase, and how comfortable you are as a buyer/seller.

Thanks everyone. It does sound as though it’s best to use an agent. That being said, what is the best way to find one? Simple google search? We’re likely looking around Bee, Refugio, Goliad area.

I broker ranches in that area.

number is 210- 421-8181

Ask for Brandon

The kid has done me solid.

I thought about buying my first on my own. I work in real estate so have a handle on the basics. I ended up using an agent i knew. After a long negotiation process that started and stopped completely for a while and started again over a 5 month time frame i am very glad we used an agent. Also the property was listed as conveying minerals and all the negotiations were made such that the minerals conveyed. All the way at the end they sent back our offer signed but amended to them retaining the minerals. At that point I felt like the agent more than earned his keep with experience and how to handle things.

Especially for your first or with a transaction where you may see issues arising I would recommend an agent.

Securing an agent that knows the area and is familiar with area land values is critical. They also tend to know where the hunting is better assuming they reside in the area/county. A lot of times they even know nuances and issues related to surrounding properties, etc. You will know very early on whether they are worth their time and efforts by how informed they are or not and how they carry him/herself. If you can't see it early on, I'd try a different agent.

If you are near the area you’re looking to buy in, I would go without.....you do need to educate yourself on a properly submitted real estate contract..... which isn’t difficult.....the advantage is offering 3% less to the seller because you represent yourself.....

Pitchfork the seller is paying the listing agent the 6%. The buyer side can't give a 3% discount he has no right to. Without a realtor the sellers agent gets the whole 6% commission. Terrible advice for a first time land buyer to not use an agent. With all the things that come along in land sales and the contract is the easy part of it. And for the record, most sellers aren't giving discounts right now on any transaction. They are trying to decide which one of the multiple offers they are going to take.

I'm sure most of your customers could educate themselves to plan their own retirement, but i'm betting you've never encouraged them to do it.

Good post. There is zero reason not to use a Buyers agent.

It can save you a lot of Money and time in the end.