Let’s cut to the chase—listing a ranch or a rural property isn't the same as selling a house in town.
But you'd be surprised how many agents treat it like it is. Throw up a sign, snap some cell phone photos, punch in a few generic details, and call it a day.
And then six months later, the seller’s frustrated, the price has been reduced twice, and nobody’s walking the property—because nobody knows how to sell it.
That’s the cost of hiring the wrong agent.
And it runs a lot deeper than just time on the market.
❌ Poor Pricing Means Missed Value or No Buyers
Most residential agents don’t understand land valuation. They lean on square footage and comps that don’t mean a thing when you’re talking about water rights, fencing, access, or soil productivity.
I've seen listings where the agent didn’t even know if the property had water—just called it “a beautiful piece of rural Wyoming.” That’s not marketing. That’s simply guessing.
And simply guessing can cost you tens of thousands of dollars.
❌ They Don’t Know Who the Real Buyer Is
Ranch buyers aren’t looking on Zillow hoping to find a “cozy 3 bed 2 bath with mountain views.” They’re running livestock. They’re expanding their grazing leases. They're fixing fences. They’re looking for irrigation potential or a legacy homestead.
If your agent doesn’t understand that—if they don’t have the network, the language, or the knowledge—they’re not going to reach the right buyers. Period.
❌ Legal Oversights Can Haunt You
Easements. Access points. Water rights. Grazing agreements. State leases. Mineral rights.
If your agent shrugs at any of those, or says, “You’ll have to talk to the county about that,” then you’re not just underrepresented—you could be at risk.
Bad marketing is one thing. Getting sued or tangled in a bad deal is another.
❌ Stale Listings Are Like Spoiled Milk
Once your property sits too long with poor exposure, it starts to get old and moldy in the eyes of the market.
Buyers begin to assume something’s wrong. Even if you relist with the right agent later, the damage is already done. And we have to work twice as hard to shake that perception.
I know—because I’ve had to do it.
✅ So What’s the Fix? Work with a Land Specialist
I'm proud to serve on the Board of Directors for the REALTORS® Land Institute – Wyoming Chapter, working alongside other land professionals to raise the bar across our state.
I’m also one of a select few agents in the country who holds the Accredited Land Consultant (ALC) designation through RLI. That means I’ve spent the time, money, and training to understand how land deals actually work.
I walk the property. I dig into the details. I build out custom marketing that reaches the right kind of buyer—whether they’re across the state or across the country.
Because when you’re selling a ranch, you’re not just selling dirt. You’re selling lifestyle, production, and potential.
And that deserves more than just a yard sign and a few cell phone pictures.
And Just to Be Clear...
Even with the right land specialist, not every ranch or land listing will sell right away. Markets shift. Buyers hesitate. Some properties are highly specialized and take time. Sometimes properties just don't sell.
But when you list with someone who knows what they’re doing, you avoid the easy mistakes—the ones that tank deals, lose value, or kill momentum before it ever gets going.
And that can make all the difference.