Planning to Sell Your Land?

Planning to Sell Your Land?

Step 1.  Get it ready to show.

As real estate brokers, we cannot over emphasize the need to put a property into “showable condition” if you, as the selling landowner, wish to maximize the selling price.  There are numerous factors which go into the mix in determining the “value” or “worth” of a given tract of land. Such factors vary with the type of land, the location, the neighbors, etc. and many of the influencing factors are beyond landowner control.  However, a critical factor that is within landowner control or influence, involves the general look and feel of the property.

This article is being written in mid-April. Most of our readers know that our area has been blessed with significant spring rains. Rain is generally a good thing! Mixed with sunshine and warm weather, it helps to cause vegetation to grow and grow and grow. Wildlife food source plants and other beneficial plants flourish. Fields, roadways, trails, food plots, etc, which were recently dormant or slow growing, come alive. Dogwood trees and other trees and plants bud and flower as the warmth of spring surrounds us. The fish start biting and the turkeys gobble to announce that spring is here. All is good in the forest!

Well, maybe not everything is good. Along with the good things, the weeds and undesirable plants flourish, too.  However, it seems that the “undesirables” grow ten (10) times faster than the “pretty plants”. Before you know it, weeds have taken over everything everywhere. Fields, barnyards, lake edges, roadways and trails are overgrown with weedy plants and quickly become worse than unsightly.

Just a month ago, the land you wish to sell looked neat and crisp with no weeds or tall grasses.The place looked good!Now that you want to put it on the market for sale, it looks rough. On top of it all, you want top dollar and you do not want to spend any money in order to get it. What should you do?

As real estate brokers, we can give you direction based on our years of experience. Larry Smith-Vaniz Realty, LLC and our agentsfocus most of our attention on acreage with recreational potential. We show a lot of land to a lot of people and we have a good feel for what a potential buyer wants within a few minutes of meeting with him/her the first time.  People who own land, or haveever owned land, generally know that land is ever changing – it just never stays the same.  Peoplewho have not owned land before may know that, too, but they may not “feel it” or have a real understanding and see it as clearly as experienced landowners. However, one thing, which is just about 100% consistent with potential buyers,is that “FIRST IMPRESSION IS LASTING IMPRESSION”.

Even though property tends to have more vegetation in the spring, property that has been clipped and maintained will make a much more favorable impression than property which as become overgrown with weeds and briars.ROADWAYS, TRAILS AND OPEN AREAS (FOOD PLOTS AND FIELDS) should be clipped a few days before showing, which may get that serious prospect back for a second look. Most people cannot see what a property can be—they see what it is at the moment.

It is impossible to determine an exact rule as to the increased odds that a property will sell and/or that it will sell for a higher price in a neat, crisp and clipped condition when compared to what the same property might do in an over grown and shabby looking condition. However, based on experience, we feel comfortable stating that the odds of selling, and selling at a higher price, improve greatly when a propertyis shown in a neat well-groomed condition.

By |Monday, March 30, 2015|News From The Field|Comments Off



Many landowners have heard and generally believe that if someone has
another person’s land inside a fence and in the non-owners possession for a
period of ten (10) years (MS), the person in possession owns the subject land
pursuant to a law called adverse possession. The reality is maybe or maybe not.
The Mississippi adverse possession law has been around for some time and
there are numerous opinions floating around reflecting the general belief that the
test is simple, i.e., occupy another’s land for ten (10) years and it’s yours. The
truth is it is not that simple. There are several factors or elements which must
exist and be proven in order to establish ownership of another’s land through
adverse possession.

Space does not permit us to go into detail regarding the elements and facts
which must be proven by clear and convincing evidence of a person’s claim of
ownership through adverse possession, but if you are interested in details it is
suggested that you Google “Judge Carlton’s Primer on Adverse Possession” as it
provides a concise outline of the factors and elements which must exist in order
to establish ownership of land through adverse possession.


If you happen to be:

A. A landowner who owns land which is inside another person’s fence, or,

B. A person who has someone else’s land under your fence with the intent to claim the subject land by adverse possession,
you probably need to contact a competent real estate attorney to relate the facts
and your goals in order to get advice and direction regarding the law as it relates
to your situation.

By |Tuesday, November 4, 2014|News From The Field|Comments Off

Pre – Season Rifle Basics…Is Your Rifle Properly Sighted In?

Pre – Season Rifle Basics…Is Your Rifle Properly Sighted In?

Deer gun seasons (youth rifle, primitive weapons, & rifle) will be opening soon.
Many hunters do not practice shooting during the off season, and their rifles have
not been removed from the gun safe since the end of the last hunting season.
Therefore it is important to take the time to inspect scopes, rifles, ammunition
and weapon accuracy. These are a few basic points that will help hunters (adults
and youth) become more successful in the field…

rifle 1

• Know the mechanical and handling characteristics of your rifle (this is
important for adults, but absolutely critical for youth hunters)

• Properly clean your rifle and check to make sure the scope is correctly
secured to the rifle.

• Go to a local shooting range or property that you can safely shoot into a
hill or berm. Always know where your bullet will impact.

• Utilize a stable table rest, and practice shooting 3 shot groups on a paper
target at 100 yards.

• Practice shooting with the ammunition that you intend to utilize when
hunting. The slightest variation in bullet weight or change in ammunition
brand / manufacturer can change the point of bullet impact from your rifle.

rifle 2

Practice makes perfect… Pre-season rifle practice for adults and youth will
enhance shooting abilities in the field, help avoid misses or wounding animals,
and make us safer, and better hunters.

Good Hunting…

Larry & Cole


By |Tuesday, November 4, 2014|News From The Field|Comments Off

Congrats to Evan!

Evan Tarter with 11 lb Bass caught this afternoon in Madison County…


By |Sunday, July 27, 2014|News From The Field|Comments Off

Youth Duck Hunt Photos

Saturday, February 1, 2014

The perfect ending for a great hunting season… hunting in the Mississippi Delta on a youth day duck hunt.

T and hunting partner Elroy limited by 7:55am with 4 Gadwall, 1 Mallard Hen and 1 banded Mallard Drake.

T. DeLong


By |Wednesday, February 5, 2014|News From The Field|Comments Off