Dave Milton, president of AlaLandCo, and I have had a running discussion throughout 2011about becoming a trusted advisor for our clients. Our desire is to be more than just an agent, but to be the go-to source of information for anything pertaining to land. At AlaLandCo, we do not merely “hock” land; we offer solid advice about ways to improve any land transaction for our clients. So this article is in that vein of thinking.

Sometimes Neighbors are not so Neighborly- Ever hear of the Hatfields and McCoys? For 23 years these “neighbors” from Kentucky had an all-out war, sparked by a pig that had crossed from the land of one family to the others. Everyone in the land business has heard stories of deals gone sour between adjoining owners. Hiring an agent to help navigate the trouble spots in a land deal can save lots of frustration if a problem arises. One of the biggest potential icebergs for sinking a deal is when a landowner is selling a property that he does not know has a problem with the title, boundaries, or something for which he was honestly unaware. In my experience, problems arise in nearly all real estate transactions. It is the response to that issue that determines whether the deal will have a successful outcome or not. People do not naturally respond well to problems that may affect their pocketbook. Having a good agent to steer the negotiation can help avoid a costly shipwreck.

The Dirt is in the Details- I had a client that sold 40 acres along a state highway to a friend of his. He owned 120 acres, sold the front 40 to his friend, and kept the 80 acres in the back. 5 years after that transaction he decides to sell the remaining 80 acres. In the original deal, he did not reserve an easement in the deed to get to his back property. The “friend” is now reluctant to have people driving by his house and wants to make sure he controls who his new neighbors are. He has held the 80 acres hostage for two years, and the seller is reluctant to sue his “friend”.

A good agent would have advised his client on the front end to reserve an easement for ingress and egress. At that time I guarantee the easement would not have been a barrier for the buyer to agree to. After the ink dries, everything becomes subject to renegotiation. Other similar considerations would need to be given for water and mineral rights, shared fences, boundaries and a host of other potential snags. Settling these on the front end will help keep thing amicable for parties on both sides of the fence.

You have a Scapegoat- This past month I was hired by a landowner to help negotiate the purchase of tracts that touch his property. We made strong cash offers on two adjoining tracts, but were unable to reach a meeting of the minds on either. We offered more than the fair market value of each, but neither of the adjoining owners were willing to accept those terms. The point is that they are all still neighbors after the failed negotiation attempts. Now when they pass each other on the road or in the local café they can be neighborly. I was the go-between and any frustration or disappointment was dumped on me, not the other owners. This paves the way for making a successful offer in the future. If there is a breakdown in negotiations it is easier to throw the agent under the bus (figuratively I trust) and be able to have a peaceful co-existence.

But an Agent Costs Too Much- I would ask a broker or agent to work for you in this sort of transaction for a reduced fee. Most will be agreeable. In a situation where the agent does not have to go out and secure the buyer or seller they are more likely to agree to work for less money. I stress to my clients that I do not earn my money advertising or showing land. I really earn my money once the contract is signed and bringing the deal to a successful close. A good agent will make or save you more money than they cost.

If you still don’t buy into my concept, think about what happens in many do-it-yourself projects. How many times do you wish you had paid the plumber, accountant, mechanic, or dentist to do something properly out of the gate instead of living with regret over a leaky faucet, noisy car, or ragged smile?

As a landowner, you should find a broker or agent that can be your trusted land advisor. Wear them out asking advice, current sales information, or any question you can think up about land. Then when the time comes let them help you make money and save grief in a land transaction. You will be well-served by having a quality land professional in your corner, even when dealing with an adjoining owner.

Robert Youngblood (middle) closing his first sell!

Congratulations to Robert Youngblood, AlaLandCo’s newest agent, for closing his first sell on Friday.

Robert did an outstanding job working with fellow agent, Jonathan Goode, to market and sell this 61 acre farm in Fayette County. The property was placed under contract only 13 days from listing and closed in 58 days.

Also congratulations to Brian and Stacey Junkin on selling their farm so quickly, and to Wayne Bolton on his new purchase! It’s always good to see everyone at the closing table with all smiles! Thanks to the folks at Tuscaloosa Title Company for helping us close the deal and to Alabama Ag Credit for offering financing.

If you are buying or selling land in West Alabama, please contact Robert Youngblood or Jonathan Goode. We would love to help you in any of your land transactions!

http://www.landthink.com/an-ounce-of-gold-or-an-acre-of-land/

AlaLandCo Office Manage Jeanne Smith & Husband, Steve @ Times Square

MEET JEANNE SMITH, Office Manager, AlaLandCo, Inc.

Jeanne has been the AlaLandCo Office Manager for 7+ years and enjoys interacting with our clients and customers over the phone and in person when they drop by the office to say hello. She was born and raised in Indiana but has lived in Florida and Louisiana before moving here in 2003. Her husband, Steve, is the Facility Manager at Horseshoe Bend National Park in New Site. They both love to travel around the world and spend time outdoors. On any given weekend you can find them enjoying boating on Lake Martin or canoeing down a cool mountain stream. Jeanne has two grown sons who live too far away, as far as she’s concerned but she doesn’t have a problem flying around the country to see them. She would love for you to stop by our AlaLandCo office anytime and say hello!

Here’s how to get in contact with Jeanne:
Office Phone:  866-751-LAND
Email:  info@AlaLandCo.com

Land for sale in Russell Co Alabama. Located 10 min south of Hurtsboro, Alabama. Great recreational tract with rustic living accommodations for overnight trips. Building has city water and power with tons of storage inside and out. This 160+/- acre tract comes with large green fields, shooting houses and a nice 3+/- acre pond. Good diverse timber with a mix of hardwood bottoms and pine stands. Abundant wildlife with pond sites and internal road system. Call today for your private showing.   Listed at $399,000

More Photos, Maps, and Info available Here:
http://www.alalandco.com/or2/index.php?action=listingview&listingID=1232

To speak directly with an agent on this property, please call:
John Hardin
Land Agent, AlaLandCo
334-524-2756

The two tracts below are divided by Lowndes County Road 7.  Available separately or in combination at 514+/- total acres.

226 +/- acre Timberland for sale in Alabama! This beautiful 15 year old pine plantation tract lays just south of Fostoria, in Lowndes County with frontage on Dry Cedar Creek. pond sites, road and trail system, plenty of paved road frontage with excellent hunting.  Listed at $536,750
More Photos, Maps, and Info Available Here:

http://www.alalandco.com/or2/index.php?action=listingview&listingID=1067

288 +/- acre Timberland for sale in Alabama! This is a beautiful 15 year old pine plantation in Lowndes County with frontage on Dry Cedar and Middle creek. You’ll find plenty of paved road frontage with excellent hunting or timber investment tract.
More Photos, Maps, and Info Available Here:

http://www.alalandco.com/or2/index.php?action=listingview&listingID=1068

To speak with an agent directly on about this property please call:
Rick Bourne
Land Agent, AlaLandCo
251-978-5455

210+/- Acres – Farm for sale in Marion County, Alabama

For more information, maps, and photos please visit the link below:
http://www.alalandco.com/or2/index.php?action=listingview&listingID=1210

To speak with an agent directly on this property, please call

Neal Vinson,
Land Agent, AlaLandCo
205-287-1311

Meet AlaLandCo Broker & President Dave Milton

Dave Milton, Broker & President of AlaLandCo, Inc.

Dave is a graduate of the University of Montevallo and has been in the Real Estate business for almost all of the 18 years since he graduated. He started his career auctioning farms with J.P. Auction Group in Gadsden, moved to selling Lake Property and Land with Lake Martin Properties in Dadeville before founding AlaLandCo in 2003. Dave is the proud father of four children and is the husband of Kelly. Dave and his family live on a farm between Dadeville and Auburn. The whole family enjoys various outdoor activities like hiking, canoeing, hunting and fishing that take them to many different parts of our beautiful state.

Dave works with our other land agents on listings and projects throughout the state of Alabama.

Here is how to get in contact with Dave:
Office Phone:  866-751-LAND
Mobile Phone: 256-496-3500
Email: dave@alalandco.com

Dave’s Listings: 

http://www.alalandco.com/or2/index.php?action=searchresults&user_ID=3

Awesome building site on this hunting property/dream home site. Take a look at the view in the pictures, with just a little more clearing you could have 180 degrees of that! Located in a protected area about 7/10′s mile off the paved road on a well-maintained county gravel road. The tree-lined passageway along this road just adds to the beauty of this property. Excellent hunting. I have seen deer and turkey on and around this property numerous times. There is a growing timber investment here as well. the property is ready to be thinned now. This tract cannot be further divided, the neighbors to the North and West have 30+ and 50+ acres respectively, and only one home will be built on these properties. The land is bounded on the South and East by a Large timberland holding. This place will give you the privacy that you have been looking for. There’s even a small stream and potential pond site on the southeast portion of the property. There is power just across the county road, and high-speed Internet is available to the property via phone line. Seclusion, rural community, hunting, wooded, stream, privacy, and access to technology. I think that gets everything on your list, right?…oh yeah, the VIEW!… Those mountains you see in the pics are inside the Talladega National Forest, so add access to it to you list of stars by this property!

Listed at $107,900

More Pictures and maps available here:
http://www.alalandco.com/or2/index.php?action=listingview&listingID=1234

27+/- Acres on Salt Creek joining US Forest Service owned property in the Talladega National Forest near Mt. Cheaha, Salt Creek Falls, and Camp Mac.

Beautiful, swift-flowing Salt Creek runs through this great wooded property on Salt Creek Road in the northeast corner of Talladega County near Munford, Alabama and Oxford, Alabama. Located due north of Alabama’s highest point, Mt. Cheaha. It is within moments of the famous Salt Creek Falls and joins property owned by the US Forest Service in the Talladega National Forest. The property is secluded, has nice hardwoods, several flowing springs, and several potential cabin sites with views of the surrounding mountains. If you have been looking for a secluded property, adjoining the National Forest, with a nice creek and hardwoods…you have found it! Within easy reach of I-20 from Atlanta or Birmingham. Right of redemption applies.

Coordinates of property 33.501324, -85.861845

Shown strictly by appointment only.

Listed at $79,000
More Photos and Maps available here:
http://www.alalandco.com/or2/index.php?action=listingview&listingID=1235

Robert King
Land Agent, AlaLandCo
256-252-9239