Planning for a 2026 Land Sale?

If you’re a landowner with a parcel of vacant land and you’re thinking about selling it in 2026, you might be tempted to wait until 2025 before moving forward. However, land sales, especially land targeted for immediate development, involve complex steps that take much longer than most people realize.

If you want to close a deal in 2026, the time to start is now. Below is an example outline of the steps involved in selling vacant land and why it typically takes longer than a year before you get to the closing table.

Step 1: Hiring a Broker (~30 Days)

The first step to successfully selling your land is hiring a broker. However, this isn’t as simple as just picking someone and signing on the dotted line. You’ll want to interview multiple brokers, ensuring you choose a team that understands the intricacies of the development of vacant land and knows how to market it effectively.

This process, from scheduling interviews to reviewing proposals and selecting a broker, typically takes about 30 days. It’s important to remember that this initial investment of time will pay off in the long run when you’re working with the right professionals who can get you the best deal possible.

Once you've selected a broker, you'll sign a listing agreement, which is a legal contract that outlines the terms and conditions of the sale. The signing of this agreement officially begins the marketing process.

Step 2: Marketing Your Property (45-60 Days)

Once the listing agreement is in place, the marketing period begins. Marketing a large parcel of vacant land requires much more than just listing it on a website. Your broker will need time to create comprehensive marketing materials, including:

• Professional aerial photos

• Detailed property descriptions

• Demographic analysis for the area

• Infrastructure and utility details

• Zoning information and potential uses

• Summary Brochure or Offering Memorandum

Getting this information together and into an easily understandable format typically takes 7-14 days, depending on the complexity of the property.

 A typical marketing period for a property that is in high demand is roughly 45 days from the date the listing is signed, but if the property is more complicated (e.g., difficult access, zoning issues, environmental concerns), it could take longer. During this time, your broker will reach out to their network of buyers, send out e-blasts, post information to the appropriate online outlets, make phone calls to targeted prospects and conduct tours when necessary.

If your property is highly desirable—located near growing areas, zoned for multiple uses, or adjacent to new infrastructure—you will likely get offers within this time frame. However, for properties that are less ‘in demand’, the process could take longer as your broker works to find the right buyer.

If you have multiple competitive offers in hand, you will likely need to go to a best and final round, where buyers put their best foot forward in order to put themselves in a position to be selected for the transaction. Executing a best and final round can extend this portion of the process by a couple of weeks.

Step 3: Contract Negotiation (30-60 Days)

Once you have chosen your buyer, the negotiation process begins. The negotiation phase can vary in length, depending on the complexity of the transaction. On average, it takes about 30 to 60 days to reach a final purchase and sale agreement.

Both parties need to agree on price, terms, and any conditions of the sale. Sometimes, negotiations can get held up by contingencies, such as requests for environmental assessments, soil tests, or zoning changes. If the property is less desirable or if buyers have concerns about the viability of development, the negotiation phase can take even longer.

Step 4: Due Diligence (60-120 Days)

After a contract is signed, the buyer enters the due diligence period. This is the phase where they thoroughly investigate the property to ensure there are no surprises before the sale is finalized. The buyer will likely conduct:

• Environmental assessments

• Soil tests

• Zoning reviews

• Title searches

• Survey work

This period usually takes 60 to 120 days, but it can take longer if complications arise. For example, if there are environmental concerns, the buyer may need additional time to secure remediation quotes or engage with local authorities. Similarly, zoning or boundary issues could slow the process down.

Step 5: Entitlement Period (240-300 Days)

For many land sales, there’s also an entitlement period. Entitlements are legal approvals that allow the buyer to develop the land in a specific way. This process can include rezoning, obtaining variances, or securing permits for infrastructure improvements like water, sewer, and roads. Depending on the location of your land and the complexity of the buyer’s intended development, the entitlement process could take anywhere from 240 to 300 days (or longer).

In the current environment, many developers are seeking construction permit approvals before closing, which can add an additional 3-6 months to the escrow length, depending on when they agree to start.

Entitlements are often the most time-consuming part of the process, as they involve navigating local government processes, community feedback, and possibly dealing with opposition from nearby residents or businesses. You can read more about why a developer needs such a long escrow here.

Step 6: Closing Period (30 Days)

After the due diligence and entitlements are complete, the deal can move to the closing stage. This period generally takes about 30 days, during which time final documents are prepared, financing is secured (if applicable), and closing conditions are met. Sometimes there can be closing extensions, which may push the final sale even further out.

Summing It All Up: The Total Timeline

Let’s add up the estimated time for each phase:

• Hiring a broker: 30 days

• Marketing period: 45-60 days

• Contract negotiation: 30-60 days

• Due diligence: 60-120 days

• Entitlement period: 240-300 days

• Closing period: 30 days

On the short end, you’re looking at approximately 435 days (14 months), and on the longer end, closer to 600 days (about 20 months). This is why, if your goal is to sell in 2026, you need to start planning now. It’s a process that requires significant lead time to ensure a smooth transaction.

Ready to Take the First Step?

Selling vacant land can be a complex, time-consuming process, but with the right guidance, you can navigate it successfully and achieve your goals. If you’re considering selling your land in 2026 or even sooner, don’t wait until it’s too late. Reach out to us today to discuss your goals, review your options, and start laying the groundwork for a successful sale.

Call or email us to set up a time to discuss your options. We’re here to help you through every step of the process.

If you’re new here, feel free to check out our other letters here - The Land Letter

Until next time,