Premier Farm & Land Brokerage at McLean Faulconer Inc.

How is selling a farm or large acreage different from selling a house?

Farm and land sales involve complexities rarely seen in residential transactions: valuing productive agricultural land based on soil quality and crop history, addressing water rights and irrigation systems, handling existing farm leases or sharecropping agreements, negotiating mineral rights and timber value, navigating conservation easements, and understanding agricultural zoning and right-to-farm protections. Buyers often require financing through Farm Credit or specialized land loans with different qualification criteria. The marketing timeline is typically longer (6-18 months is common for premier properties), and the buyer pool is specialized — serious agricultural operators, recreational land investors, or legacy buyers seeking multi-generational holdings. A broker must understand yield data, carrying capacity for livestock, hunting lease potential, and how to present these value drivers to qualified buyers.

What is the typical commission structure for farm and land sales?

Farm and land brokerage typically involves commissions ranging from 6-10% of the sale price, often with higher percentages on smaller or more challenging properties and lower percentages on larger, high-value tracts. The commission structure reflects the extended marketing timeline (often 12-18 months for premier farms), specialized buyer networks required, and complexity of rural transactions. Many brokerages offer tiered structures where properties over certain acreage or value thresholds receive preferential rates. Commission is negotiable and should be discussed during the listing consultation, taking into account property characteristics, market conditions, and services provided including boundary surveys, soil mapping coordination, and agricultural marketing materials.

How long does it typically take to sell a farm or large land parcel?

Premier farm and land properties typically take 9-18 months to sell, significantly longer than residential real estate. The timeline depends on acreage, price point, property condition, location, and market conditions. Properties with strong income production (crop leases, timber, hunting leases) or exceptional recreational features may sell faster. The buyer pool is smaller and more specialized — serious inquiries come from established farmers looking to expand, investors seeking agricultural portfolios, recreational buyers wanting hunting or fishing land, or legacy purchasers planning multi-generational holdings. Qualified buyers often need time to secure specialized financing, conduct extensive due diligence including soil testing and survey verification, and plan transition strategies for working operations. Patience and strategic marketing to the right networks is essential for achieving maximum value.

What should I do to prepare my farm or land for sale?

Preparation begins with gathering documentation: recent surveys or having boundaries professionally marked, soil maps and productivity records, water rights documentation, current lease agreements, timber cruise data if applicable, and records of property improvements. Address deferred maintenance on structures, fencing, and access roads — buyers scrutinize infrastructure condition. Clean up debris, abandoned equipment, and overgrown areas to improve first impressions during showings. Organize financial records showing farm income history, which validates asking price for investment buyers. Consider having updated environmental assessments if there's prior agricultural chemical use. Your broker should conduct a pre-listing evaluation to identify value-adding improvements versus spending that won't increase sale price. Properties showing active stewardship and good management practices command premium prices.

How do you market farm and land properties to reach qualified buyers?

Effective farm and land marketing goes far beyond traditional MLS listings. We utilize specialized platforms including Land And Farm, LandWatch, and Lands of America which attract serious land buyers nationwide. Marketing materials include professional aerial photography and videography showcasing the property's scale and features, detailed soil maps and productivity data, topographic mapping highlighting terrain and water features, and comprehensive property books documenting infrastructure, income potential, and recreational attributes. We leverage agricultural networks including Farm Credit lending offices, commodity co-ops, and agricultural associations to reach active farmers. For recreational properties, we target hunting and outdoor organizations. Strategic email campaigns reach our database of previous farm buyers and investors. High-value properties may benefit from targeted auctions or sealed-bid processes to create urgency among qualified buyers.

What properties does McLean Faulconer Inc. specialize in?

McLean Faulconer Inc. specializes in premier farm and land properties ranging from 100 to 500+ acres, including working crop farms with established income production, cattle or livestock operations with pasture and infrastructure, recreational land with hunting, fishing, or outdoor amenities, timber tracts with harvestable forest resources, and mixed-use properties combining agricultural and recreational features. We focus on significant acreage transactions where specialized agricultural knowledge, land valuation expertise, and rural property marketing experience deliver clear value. Our brokers understand the unique considerations of these properties including water rights, conservation programs, agricultural zoning, and legacy planning for multi-generational holdings.

Do you help with 1031 exchanges for investment farmland?

Yes, we have extensive experience facilitating 1031 tax-deferred exchanges for agricultural and investment land. A 1031 exchange allows sellers to defer capital gains taxes by reinvesting proceeds into like-kind property, commonly used by farmers upgrading or consolidating operations and investors repositioning agricultural portfolios. We coordinate with qualified intermediaries who handle the legal requirements and strict timelines (45 days to identify replacement property, 180 days to close). Our knowledge of the farm and land market helps identify suitable replacement properties that meet investment criteria and timeline requirements. We advise on structuring transactions to preserve 1031 eligibility and work closely with your tax advisors and attorneys to ensure compliance, though we always recommend consulting your CPA and legal counsel for tax and legal guidance specific to your situation.

What happens to existing farm leases when the property sells?

Existing farm leases, crop-share agreements, and hunting leases are handled through negotiation between buyer and seller, typically addressed in the purchase agreement. Options include: the buyer assuming existing leases (common when leases are favorable and provide immediate income), leases terminating at sale with appropriate notice to tenants as specified in the lease agreement, or renegotiation of lease terms between the new owner and existing tenant. Cash rent leases and crop-share arrangements significantly impact property value — they provide immediate income verification for buyer financing and demonstrate the land's productive capacity. Your broker will review all lease agreements during the listing process, advise on how they affect marketability and value, and structure the sale to address lease considerations clearly. Transparency about existing agreements prevents closing delays and builds buyer confidence.