Answers, not hedging.

What your land is worth depends on comparable sales in your county, legal access, zoning, and how quickly a buyer could do something with it. Assessed value is not market value, and price per acre is not a figure you can look up for a specific parcel — a ten-acre lot with road frontage and a ten-acre landlocked parcel in the same township can differ by a factor of five. We research the parcel and give you a specific number with the comparables and constraints we used.

Nothing. There is no commission, no listing fee, and no charge for the offer. We pay title work, recording fees, and closing costs out of our side, and delinquent property taxes are settled from the proceeds at closing. The figure in the offer is the figure that gets wired to you.

We start from what comparable parcels in the county actually sold for, then subtract what it will cost us to make yours sellable and the margin we need to justify the risk. Costs vary by parcel: a survey, an access easement, clearing a title defect, or carrying the taxes for a year while it sits. We show you that arithmetic. You are entitled to disagree with it, and knowing it should tell you how to read the number.

We buy land for less than it is worth and make our money on the difference. What happens after closing varies: we hold some parcels, improve and resell others, and on some we assign the purchase contract to another buyer before closing. We are not a broker earning a commission on your sale and we are not charging you a fee. That spread is why our offer sits below full retail market value, below the price you might eventually reach by listing it, waiting, and paying a commission yourself.

Most purchases close in two to four weeks from an accepted offer, and the limiting factor is almost always title, not us. A clean parcel with one owner and no liens moves fast. Probate that has not closed, heirs who are hard to reach, or an unreleased old mortgage all add time. If you are working against a tax deed sale date, tell us the date up front.

No. You do not need to pay for a survey, an appraisal, an inspection, or any report before selling to us. If a survey turns out to be necessary to close — because the legal description is defective or the boundary is genuinely in dispute — we arrange and pay for it.

No, and in most cases an agent adds cost without adding much. We come to you as a principal with an offer, so there is no marketing period and no commission to split. If you already have a listing agreement with an agent, tell us — you may owe a commission on a sale to us depending on how that agreement is written, and we would rather know before making an offer.

Yes, and you do not need to pay the taxes off first. Delinquent property taxes are paid to the county out of the closing proceeds, and whatever remains after that is yours. This is routine — a large share of the parcels we take on have some tax delinquency attached. If the county has already scheduled the parcel for a tax deed or tax lien sale, the sale date becomes the deadline we work backwards from.

Yes, provided the estate has legal authority to convey it, which usually means probate has closed or an executor has been appointed with power to sell. We take on inherited parcels regularly, including ones where probate is still open. What matters is who holds title right now and whether every person with an interest will sign. If several heirs share ownership, all of them generally need to agree.

Yes. Landlocked parcels are one of the specific cases we look for, because they are the ones agents decline to list. Value depends on whether a recorded easement already exists, whether one could realistically be negotiated with a neighboring owner, and who controls the ground between the parcel and the nearest public road. A landlocked parcel is worth meaningfully less than the same acreage with frontage, and we will show you how we arrived at the discount rather than just applying it.

We still buy it. Flood zone designation, wetlands, steep slope, poor perc results, and failed soil tests all affect what a parcel is worth, but none of them disqualify it. These constraints are usually the reason an owner is selling, and pricing them is part of the work we do rather than a reason to walk away.

Everyone on the deed generally has to sign for the sale to close. That includes co-owners, ex-spouses still named on an old deed, and every heir with an interest in an estate. We will tell you early who the county records show as an owner, so there are no surprises at the closing table. If someone is unreachable or unwilling, there are sometimes options — but that is a conversation to have at the start, not the end.

Yes. We work in all fifty states, and we do not limit ourselves by land type — residential lots, agricultural ground, commercial and industrial parcels, recreational and hunting land, timberland, waterfront, and raw acreage are all in scope.

Yes, within the limits of the arithmetic behind it. If you can show us something we got wrong — a comparable sale we missed, an easement we did not find, a zoning change we were not aware of — the number moves. If the disagreement is simply that you want more than the parcel supports, it will not, and we will tell you that plainly rather than negotiating in stages.

No. There is no listing agreement, no exclusivity, and no fee for receiving an offer. Nothing binds either side until a purchase agreement is signed, and you are free to take our number to another buyer and see if they beat it.

No. Most of our closings are remote — you sign with a notary wherever you are, and the title company handles the rest. Funds are wired when the deed records. We have closed with sellers who have never visited the parcel and who live several states away from it.

No. AMM Land Sales is not a licensed real estate brokerage and we do not represent you or anyone else in a transaction. We contract to purchase property for our own account, and we may assign those contracts to third parties. That is why there is no commission — we are a principal in the transaction, not an agent being paid to find one.