Not sure what to do with your land?
You're closer to clarity than you think.
What We Do
We help landowners answer the questions they've been sitting on.
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Should I sell?
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Is now the right time?
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What happens if I just hold on to it?
These are questions a lot of people carry around for years without ever getting a straight answer. We're here to change that.
We listen. Every situation is different. Before we talk numbers or next steps, we take the time to understand your land, your goals, and what matters most to you.
We walk you through your options. No pressure, no jargon. Just a clear, honest conversation about what's possible and what makes the most sense for your situation.
We let you decide. Whatever you choose, we're here to support it. If selling makes sense, we make it simple. If it doesn't, we'll tell you that too.
What Most Landowners Don't Consider
- Holding costs don’t pause. Taxes, maintenance, and the physical upkeep of a property add up — but taking action sooner rather than later can help you stay ahead of it.
- Market uncertainty is real. Land values, buyer demand, and personal circumstances can change unexpectedly — having a clear plan gives you more control and peace of mind moving forward.
- Unresolved ownership only gets more complex with time. As families grow, estates change hands, and more people become involved, even straightforward properties can become complicated — but the right guidance early can prevent unnecessary stress later.
- A conversation today costs nothing. Waiting can cost more than you'd expect.
About
Bodie's path into land started close to home. When his neighbors found themselves navigating a complicated property situation following a loss in the family, he stepped in to help. What followed was more involved than anyone anticipated — probate, paperwork, and a process that was as emotional as it was complex. But they worked through it together, and that experience opened his eyes.
He realized how many landowners are in similar positions — not necessarily in crisis, but quietly carrying unanswered questions about what to do with a piece of property. Should they sell? Hold on to it? Pass it down? Most have never had anyone sit down with them and help them work through it.
His mission is to make an otherwise overwhelming process feel simple and stress-free — one that protects what matters most to them and their family.
Outside of work, Bodie leads a grounded, active lifestyle built around the things that matter most — faith, family, health, and the outdoors. You'll find him on the golf course, out on walks, or exploring a local farmers market. He takes his health seriously, stays active, and genuinely values the slower moments — the kind that remind you why doing right by people is always worth it. (Pictured with his dog Harley and cat Sterling.)
Frequently Asked Questions
Can I sell inherited land?
Yes. Inherited land can absolutely be sold, though the process depends on how the property was transferred and whether probate is involved. Many landowners choose to sell inherited property they have no immediate use for rather than carry the ongoing costs of ownership.
Will I owe taxes if I sell inherited land?
Possibly — but far less than most people expect, and in many cases nothing at all. Most landowners don't owe any tax at the time they inherit property. The main tax to understand is capital gains, which only applies when you sell.
When you inherit land in the US, something called a stepped-up basis applies. This means your tax baseline resets to the fair market value of the property at the time of the original owner's death — not what they originally paid for it decades ago. If you sell at or near that value, you may owe little to no capital gains tax.
It's also worth knowing that inheritance tax is a state-level tax, and most US states don't charge it. As of 2025, only five states collect it: Kentucky, Maryland, Nebraska, New Jersey, and Pennsylvania.
Every situation is different and rules vary by state — so consulting a tax professional familiar with your state's laws is always the right move. But for most landowners, the tax burden is far smaller than they feared.
Can I sell my land if there are multiple owners on the deed?
Yes, but all owners typically need to agree to the sale. The more owners involved, the more complex the process can become — especially if family members are spread across different states or have differing opinions. Having the right guidance early makes a significant difference.
What happens if one heir wants to sell but another doesn't?
This is one of the most common situations in inherited land across the US. When multiple people are listed on a deed, all owners typically need to agree to a sale. If one heir wants to sell and another refuses, the process stalls — and the longer it sits unresolved, the more complicated and costly it becomes for everyone involved.
In most US states, a legal process called a partition action allows a court to force a sale when co-owners can't agree. But that path is expensive, time consuming, and often damages family relationships in the process. The best outcomes almost always come from having an open conversation early — before positions harden and legal fees start piling up.
Can I sell land that has back taxes owed on it?
Yes. Owing back property taxes does not prevent a sale in the US. In most cases, any outstanding taxes are simply paid out of the sale proceeds at closing — the title company handles this automatically as part of the transaction. Many landowners assume that back taxes mean they're stuck or disqualified from selling, but that's rarely the case.
If the amount owed is significant relative to the land's value, there may be additional options worth exploring before assuming the worst. The important thing is not to let back taxes be the reason you never find out what's possible.
Do I need a realtor to sell my land?
No. Unlike selling a home, land can be sold directly to a buyer without a realtor. This eliminates commission fees, lengthy listing periods, and the uncertainty of waiting for the right buyer.
What is probate and how does it affect selling land?
Probate is the legal process of settling a deceased person's estate, including any property they owned.
What many landowners don't realize is that every deceased person listed on a deed needs to be individually probated off — and each one comes with its own cost. Depending on the state, probate can run anywhere from a few thousand dollars per name. If two or three relatives have passed and their names are still on the deed, those costs add up quickly — and in cases where there are many names on an ownership, the process can become so costly and complex that some landowners end up walking away from the property altogether.
What surprises many people is that land can still be sold while probate is in progress. A cash buyer can make an offer on inherited land before probate is complete — the sale simply closes once legal authority is granted. This means there's no reason to wait until everything is fully resolved before exploring your options.
If your land has multiple names on the deed — especially names of people who have passed — understanding your options sooner rather than later can save you significant time, money, and stress.
What happens to my land if I don't do anything with it?
Doing nothing is still a decision. Property taxes continue to accrue, maintenance needs don't disappear, and ownership complications can grow over time — particularly as estates change hands across generations.
How do I know you are legit?
We always work with professional title companies and attorneys for our transactions, people who are the best in their field. This way you can feel confident in this relationship.
Is there a cost for your services?
There is no cost for our services. We cover all closing costs and any transaction related fees.
Still have questions? That's exactly why we're here.
There's no script, no pressure, and no obligation. Just a straightforward conversation about your land and what might be possible. Whenever you're ready, we'd love to hear from you.