Seller's Guide

Land Selling Process

Ranch Seller Common Mistakes

Enhancing Your Ranch & Land Exterior

Clean the exterior

Ranch gates, homes and barns can become dirty over time, and not cleaning before selling can be a mistake. This is especially true with country road dust or automatic sprinklers which can kick up mud around the base. Use a pressure washer, paint the gate and wipe down your siding to really make your ranch shine.

Clean & touching up

Dirty, bare paint and dry rot patches on exterior walls and gates can increase the buyer's concerns about the quality of the ranch. Touching up bare patches on your improvements can reduce these concerns, while signaling to buyers that the ranch owner prioritizes care of the property.

Make the land healthy

Lush, green, healthy pastures is crucial to ranch curb appeal and can signal to buyers that the landowner prioritizes the maintenance and care of the land.

Enhancing Your Ranch & Land Interior

Lighten up dark spaces

Countering a design weakness can involve a simple fix. If you have a dark room with a low ceiling, for example, adding a large white area rug or a white chair can instantly add brightness. Installing white window treatments or hanging artwork featuring bright, light images does the trick, too.

Update lighting

Modernizing your ranch home with warm lighting and stylish light fixtures can immediately improve the ambience. Keep it simple and budget friendly by purchasing rustic table and floor lamps. If you can afford to splurge, experts say it’s worth replacing outdated ceiling fixtures with contemporary ones.

Freshen up paint

One of the simplest, most cost-effective improvements of all is paint! Freshly painted rooms look clean and smell clean and that spells value. When selecting paint colors, keep in mind that neutrals appeal to the greatest number of people, therefore making your ranch home more desirable.

Prep Your Ranch For Photographs

Clean up entry gate
Clean up landscaping
Mow/shred lawns and pastures
Grade and clear ranch roads
Pressure wash driveway/walkup
Remove cars from the driveway
Make the beds
Remove all personal items
Remove all clutter from top of dresser
Put away toys and declutter
Clear countertops completely
Put toilet seat down
Remove shampoo, soap, etc. from showers
Remove dirty towels
Remove floor mats
Remove plungers/ cleaning items
Clear countertops completely off
Clear outside of refrigerator
Hide garbage can
Remove dishes from sink
Remove rugs/ dish towels/ pot holders
Remove pet bowls, toys, accessories
Clean whole house
Turn off ceiling fans
Turn off all TVS
Open blinds/ curtains for natural light

Seller Etiquette

Before a showing here are a few seller rules to live by.
Sell your property quickly and fast with these seller etiquette tips.

Land Selling Process

Navigating the Farm and Ranch Real Estate

Ranch inspections are assessments of a ranch's physical structure and mechanical systems, including wells, septic, roof, ceilings, walls, floors, windows, doors, and even termites. The inspectors will check that major appliances are functional, scrutinize the heating/air-conditioning system, examine the plumbing, pump the septic, test the water well, and electrical systems, and may even poke around in the attic and basement.


The goal of ranch inspections is to uncover issues with the property itself. 


Inspections are not a pass-fail exam. No fixes are mandatory after inspections, though it may uncover issues that prompt further negotiations or the buyers to opt out of the purchase.

A ranch/and loan appraisal is a licensed appraiser’s opinion of a ranch’s value. The appraisal is based on research of recent sales of comparable land in the area, an analysis of the property, and the appraiser’s judgment. The land lender requires an appraisal to help gauge the risk of making a loan. The property serves as collateral in case the borrower defaults, so the land lender wants to make sure the loan isn’t too big, compared with the property’s value.


An appraisal is an assessment of ranch value only. The appraiser considers the ranch’s condition as part of the analysis of how much the property is worth, as well as other factors, such as the local land market. The appraiser doesn’t include equipment, furniture, and some ranch structures in their analysis. If selling a "turn-key" ranch discuss the items that will not be included in the appraisal to avoid confusion.

The closing is an important day for you as a seller. You will transfer the property to the buyer, fully pay off any loans or liens, and receive your sales proceeds. If you are using the proceeds for a new purchase including a 1031 Exchange shortly thereafter, it is particularly important that your closing runs smoothly.


Unlike the buyer, who may have to attend the closing to sign original loan documents delivered by the lender to the closing, you, as the seller, may or may not need to attend.


After a completed closing, you are no longer the owner of the property. Unless the contract or another side agreement states otherwise, you must relinquish possession of the property by giving the buyer all keys, garage door openers, and all other devices that control the ranch’s systems and appliances. You are expected to have completely moved your ranch and your livestock out by this time as well, and left the place broom-clean, at a minimum. Absent an agreement with the buyer that allows you to stay longer, you can be evicted, or the buyer may sue you for damages caused by your breach of the sales contract.


Below we’ll also spell out the main types of fees you’ll see on your balance sheet so you can understand each cost:

  • Staging and prep fees (anywhere from a couple hundred to a couple of thousand dollars)
  • Real estate agent commissions (6% national average)
  • Inspections and repairs (varies)
  • Closing fees (1% – 3% of the sale price)
  • Title fees
  • Transfer or excise taxes
  • Escrow fees
  • Survey fees
  • Recording fees
  • Prorated property taxes
  • Seller concessions (2% – 6%)
  • Overlap costs (1% – 2%)
  • Moving and relocation costs (varies)
  • Loan or lien payoffs (varies)

Ranch Real Estate Terms

A determination of the value of something, in this case, the property you plan to sell. A professional appraiser estimates by examining the property, looking at the initial purchase price, and comparing it with recent sales of similar property.

This is the dollar value that a public tax assessor assigns to your ranch land for the purpose of county taxes, timber, wildlife, or ag exemptions. This value is separate from a land loan appraisal value or a broker’s price opinion.

All settlement or transaction charges the buyers & sellers need to pay at the close of escrow when the property is transferred.

A provision in a contract stating that some or all of the terms of the contract will be altered or voided by the occurrence of a specific event, usually by specific dates leading up to the closing.

The holding of funds or documents by a neutral third party prior to closing your home sale. This is typically done by a title company.

An examination of the condition of a real estate property. An inspectors assesses the condition of a property,  water, wells, heating/cooling systems, plumbing, electrical work, and septic systems.

Commonly referred to as MLS, it provides ranch real estate professionals with details of listings currently on the market. The public can now access much of this info on Lands of Texas, Lands of America, and Land Brokers MLS

Is written into a real estate contract to give a buyer a specified number of days in which they can terminate the contract and be refunded their earnest money deposit.

Ownership of real estate or personal property. With real estate, title is evidenced by a deed (or other document) recorded in the county land records office.

Work With Us

Led by the state's leading expert, Lindsey Hollin, our farm and ranch brokerage is characterized by an unwavering dedication to our client's success. With Lindsey at the helm, you can trust that you're working with the most knowledgeable and respected professional in the field, ensuring your farm or ranch transaction is nothing short of exceptional.

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