Our goal is to help you acquire Florida and South Georgia acreage for investment, development, or personal enjoyment; in fact, any acreage, farm land, or timberland that will meet your objectives... including free ongoing property management if desired.

Two degreed Foresters, professionally trained in procuring and managing land, acreage, farms, investment property, and timberland provide an invaluable land acquisition service for individuals, trusts, partnerships, LLC's and other entities. Financing and free property management services are available.


How to Buy Large Tracts of Land

Buying a large tract of land is very different than buying a house, a building lot, or investing in commercial property. Simply put, information on large tracts of land is not available from any one centralized source because of the large geographical area one needs to cover. This one fact makes it more difficult to buy large tracts of land. Information on the more typical real estate properties are readily available because they are geographically localized and the properties are “listed” on a local multiple listing service. Consider how the more traditional real estate market works.

Most real estate agents work in a local real estate market. The geographical size of their market is defined by their MLS (Multiple Listing Service) network. MLS is a very important tool; it is a centralized database where Realtors place all of their listings located in a selected geographic area. This database contains large quantities of valuable real estate information. The MLS database is primarily designed for the housing market, although income producing properties, commercial properties and vacant lots can also be found on a more limited basis. Its key strength is the ability to sort properties by locations, size, amenities and many of other categories. If one is looking for a certain type of house, duplex, or lot, this is the place to go.

The MLS network has a major limitation that affects rural land buyers in North Florida. Each MLS network serves only one localized geographical area so it will not contain any information about neighboring counties. The MLS network typically serves a single city or, at best, a single county.

An obvious solution to this dilemma is for a realtor to join more than one MLS. However, this is very unlikely as the MLS rules shoot themselves in the foot. For starters, it is very costly to join one MLS much less several. If one realtor in an office joins a particular MLS, than all of the realtors working in that office must also join that MLS. If a realtor wants to join six MLS networks for broader geographical coverage (which is not that many), then all of the realtors that work in that office must also join the same six MLS networks. Additionally, realtors are employed by their broker as independent salespeople, so each individual realtor must pay his or her own MLS fees. This represents many hefty fees that must be paid by each realtor even if they only sell houses in one localized market. Most housing realtors will not think too highly of this practice.

Finally, most large tracts of land are not listed by a realtor. Unlike large land owners, homeowners that want to sell their property will sign a listing agreement that guarantee that the realtor will get paid. Most large landowners will not sign a listing agreement so the realtor has no protection. Without a listing agreement, no realtor in his or her right mind will put the property in MLS. So, where does one find a large tract of land?


Using a Network to Buy Larger Tracts of Land

Most large tracts of land that are on the market are not advertised or listed in MLS. These tracts are held by individuals, pension funds, trusts, estates, corporations, or other entities. Most do not sign listing agreements. So how does one find out about land availability? There is a small group of North Florida individuals that network on a regular basis whose self appointed job is to keep tabs on large tract availability. This small group is composed of mostly foresters and real estate professionals who specialize in procuring these properties.

Why foresters? Foresters know about these properties because they have worked on the property, often times for years. A forester is a professional land manager; working on large tracts is what they do. They have bought and sold timber on thousands of North Florida acres, site prepared and reforested this same land, built roads, handled property disputes, leased property for various income producing opportunities, evaluated soil quality, game management, and have run title searches for mineral rights, timber rights, and easements. They have dealt with local development and wetland issues. Foresters use their professional training and knowledge to evaluate property, including timber values.

Most large tracts are sold by networking and most are sold by foresters. They get together at regional and state-wide meetings on a regular basis. Most of these meetings are sponsored by The Society of American Foresters and the Florida Forestry Association. This networking is invaluable to the land procurement forester.

This is the secret in buying larger tracts of land. Find a procurement forester that specializes in this market. You will be amazed at what he or she can do.

© 2005 Florida Timberlands