Sell Your Missouri Land
Whitetail Properties Land Specialists
Selling rural property isn’t like selling a house in town. Whether it’s bare land, a working farm, or a country home on acreage, the value is in the whole package: the residence and improvements, the tillable, the timber, the water, the road frontage, and what each piece is worth in this market. That’s where we start every conversation. If you’re just beginning to think about it, walk through our free What’s My Farm Worth? worksheet and see what your property looks like as the sum of its parts. When you’re ready for a real number, we’ll walk the ground with you.
We Also List Country Homes
A country home must be marketed both as a residence and as rural property. Residential buyers may begin with bedrooms, bathrooms, location, and school district. Rural buyers may begin with acreage, pasture, timber, hunting, barns, shops, and privacy. We market to both buyer pools, through MLS and traditional residential channels and through Whitetail Properties and the rural-land marketplaces.
Why List With Justin and Ryan
Rural transactions pull in issues that often don’t appear in an ordinary residential sale: acreage valuation, access, easements, timber, farm use, hunting characteristics, surveys, rural utilities, title, outbuildings, pasture, fencing, and a buyer pool that may live hours away. Justin and Ryan bring a combination built for exactly those issues.
Legal & Transactional Expertise
Justin is a Missouri-licensed real estate attorney with 20 years in the practice and was previously President and CEO of a Franklin County title company that closed thousands of land transactions under his tenure. He has litigated land disputes through the Missouri appellate courts and has been court-appointed as a Special Commissioner for oil and gas condemnation proceedings. When a contract issue, title defect, easement question, or partition matter comes up — and these come up on land deals all the time — you have someone who has actually solved this exact problem before.
Hands-On Land Experience
Ryan was originally a Missouri-licensed agent in 2007 and has been an active landowner for many years. He has personally improved hunting and waterfront properties, planned food plots, and worked with NRCS and the Missouri Department of Conservation on conservation programs. Justin has bought, sold, and managed thousands of acres of hunting and recreational land across Missouri, Iowa, and Kansas. We are not desk agents. We walk land for a living, and we know what makes a property worth buying.
Whitetail Properties’ National Marketing Engine
Every listing is marketed through Whitetail Properties Real Estate — the nation’s largest dedicated land brokerage. That means our listings are seen by an active national buyer database, featured in the largest land-marketing channels in the country, and supported by an in-house creative team. Combined with Justin’s FAA Part 107 drone certification for aerial photography on every listing, your land gets seen by the buyers who can actually pay what it’s worth.
What’s Included In Every Listing
When you list with us through Whitetail Properties, your property gets the full marketing treatment.
- Professional Aerial Drone Photography & Video (FAA Part 107 certified pilot)
- Detailed Property Write-Up covering the home and improvements plus the hunting, ag, timber, recreational, and habitat features that matter to the likely buyer
- Property Maps with boundaries, water features, food plots, stand locations, and access points
- Listing on the Whitetail Properties National Platform — the largest dedicated land brokerage in the United States
- Syndication to Land.com, LandWatch, and Major Land Marketplaces
- Direct Promotion to Whitetail’s Qualified Buyer Database
- Local Buyer Outreach through our personal networks in your county
- Showings & Tours — we ensure your property is shown appropriately, we will tour with your buyer’s agent if needed
- Contract Negotiation with attorney-level review of every clause and contingency
- Closing Coordination from contract to deed
Selling Land in Your County
Selling Land in Gasconade County
From river bluffs outside Hermann to farms around Owensville, Rosebud, Bland, Bay, Morrison, and Rhineland, Gasconade County is our home turf. Bare Dirt Report · Gasconade County page
Selling Land in Franklin County
We list farms and recreational tracts around Union, Washington, Sullivan, Pacific, St. Clair, New Haven, and Gerald. Justin ran a Franklin County title company for years — few agents know this county’s land records better. Bare Dirt Report · Franklin County page
Selling Land in Crawford County
Hunting and timber country around Cuba, Steelville, Bourbon, and Leasburg. Bare Dirt Report · Crawford County page
Selling Land in Phelps County
Acreage around Rolla, St. James, Newburg, and Edgar Springs. Bare Dirt Report · Phelps County page
Selling Land in Dent County
Farms and big-timber tracts around Salem, Lecoma, Boss, and Lenox. Bare Dirt Report · Dent County page
Get a Free, No-Obligation Land Valuation
Fill out the form below and one of us will get back to you within 24 hours — usually much sooner. We will give you a real read on what your property is worth in this market, what it would take to sell it, and any questions you have about the process. No pressure, no spam, no obligation to list.
How We Sell Your Land — Step by Step
We have done this enough times to make the process feel simple, even when the property is complicated. Here is exactly what listing your land with us looks like:
1. Free Valuation Call (No Obligation)
We meet on the property or by phone, walk the land if you’d like, look at the title commitment and survey if available, and give you an honest read on what we believe the property will sell for in this market — and what it would take to get there.
2. Pre-Listing Prep
Before we go live, we work through any title issues, recommend whether a survey or timber cruise is worth doing, and help you decide on simple improvements that will pay back many times over (boundary signage, trail clearing, food plot timing). This is where Justin’s legal background quietly saves clients real money.
3. Professional Marketing Package
Aerial drone photography and video. Ground-level walkthrough video. Detailed property write-up covering the home and improvements plus hunting, ag, timber, recreational, and habitat highlights. Clean property maps. Everything Whitetail Properties’ national marketing team needs to push your property hard. We believe talk is cheap, so feel free to review our work product on our Whitetail Properties agent pages (Justin · Ryan), our LandWatch profile, our YouTube channel, or our social media.
4. Active Marketing
Our properties are marketed everywhere traditional listings are marketed — including the MLS, Realtor.com, Zillow, and other major real estate platforms — but the true workhorse in recreational land marketing is the Whitetail Properties national website, plus syndication to the major land marketplaces (Land.com, LandWatch, and Land and Farm). Being the largest recreational land platform, we have the largest buyer pool. Our listings are promoted to Whitetail Properties’ qualified buyer database, and shared across our local network. We also reach out directly to buyers we know are looking for property like yours or who are saved in our CRM because they reached out about a similar property. If you’re selling recreational land, and you’re not on all of these platforms, you’re doing it WRONG.
5. Showings, Offers & Negotiation
Getting a showing appointment is only half the battle. Your property must be shown correctly, which requires the right tools. Digital maps with GPS tracking, ATVs, and trucks are essential components. Most of our properties just can’t be toured appropriately in a Honda Civic. Then, when offers come in, Justin’s contract experience gives you a real advantage — including evaluating financing, contingencies, customization, and timeline. After all, what good is doing all of this work to get a contract on your farm if it doesn’t close?
6. Closing
We coordinate with the title company, the buyer’s lender, and any third parties (timber buyers, surveyors, attorneys) to keep the deal on track from contract to keys. Justin’s title-company background means very few closing problems surprise us.
A Listing Is Not the Only Way to Sell
We list property. We also run auctions through Whitetail Properties, and an auction is the better tool for some sellers: a property with wide buyer interest and a hard-to-pin value, an estate or partition situation that needs a defined date, an owner who needs certainty about timing more than certainty about price.
An auction is not automatically the answer. It sets a date the market may or may not be ready for, it costs money to market whether or not the property brings what you hoped, and a thin buyer pool shows up in the results.
A private or neighbor sale can also be reasonable. A simple tract with clear title, an obvious value, and an identified buyer may not need full service brokerage at all. It still needs the contract, title, survey, and access questions handled correctly.
And sometimes the right move is not selling. If the property fits your long-term plans, produces income, and you have no better use for the capital, selling because values have risen may not make sense. If the farm carries family weight and holding it is financially practical, price is not the only consideration. If a title, access, survey, or estate issue can be cleared before marketing, waiting may produce a better result.
We’d rather tell you that up front than take a listing that shouldn’t exist.
On Pricing
We start with actual closed sales, explain the relevant differences between those properties and yours, identify where the evidence runs out, and recommend what the market supports.
A price above the recent comparable range is not automatically wrong. The question is whether there is a defensible reason this property should command a premium: exceptional location, unusual access, scarce water, development influence, neighboring ownership, mature timber, substantial improvements, hunting history, privacy, assemblage value, or a market moving faster than the closed sales show.
When we disagree, we say it that way: based on the available closed sales, we would have difficulty supporting that number today. That does not mean no buyer could ever pay it. It means the current evidence isn’t enough to recommend the price confidently.
Common Questions From Sellers
Who should I call to sell land in Franklin, Gasconade, Crawford, Phelps, or Dent County?
Call Justin Head (573) 308-7376 or Ryan Record (573) 259-6360, land specialists with Whitetail Properties Real Estate. We list and sell farms, hunting land, recreational tracts, homes on acreage, timber, and pasture across Franklin, Gasconade, Crawford, Phelps, and Dent Counties. As landowners and hunters, we market your property with the most powerful marketing tailwind at our backs — and handle everything from valuation to closing.
What is my land worth?
The honest answer: it depends on the property, the county, the buyer pool, the timing, and a dozen other factors. The faster honest answer: fill out the valuation form above and we will give you a specific number with the reasoning behind it. Free, no obligation.
How long does it take to sell land in the Missouri Ozarks?
Properly priced and marketed land in our counties typically goes under contract within about three months; closing then follows the contract timeline. Other than rifle season for whitetails, opening week for spring turkeys, and the days immediately around Christmas/New Years, we don’t have as much seasonality as residential agents. With the mass availability of data for everyone, our market has little tolerance for overpriced listings.
Do I need a survey or timber cruise before listing?
Sometimes. A survey is worth it when boundaries are unclear or the deed description is old. A timber cruise is worth it on properties with significant standing timber, especially mature hardwood. We will tell you honestly whether either is needed for your specific property.
What about hunting leases or farm tenants on the property?
Those are handled in the contract although the sale of the property does not always have the ability to alter a leasehold interest. It depends on the type of lease and its specific terms. Justin has structured these terms in dozens of land deals.
What about capital gains taxes?
We are not your CPA, but we have helped many sellers structure transactions in tax-efficient ways — including 1031 exchanges, reverse 1031 exchanges, installment sales, and timing strategies. We can connect you with experienced tax professionals before you list.
Can I sell to a neighbor or known buyer off-market?
Yes — and we have helped countless sellers do this. If you already have a buyer in mind, we can structure a “transaction-only” representation that handles the legal and contractual side without full marketing. Call us and we will walk through the options.
Do I have to use a Whitetail Properties title company?
No. Whitetail Properties doesn’t own a title company, we sell land. Justin’s title company background, combined with our hyper-local geographic area, means we can help you find the best fit for your property. Frankly, not all title companies are created equal. We deal with some complex issues: leases, pipelines, waterways, easements, and mineral rights reservations. Your title commitment has to be accurate. We will answer all of your questions regarding the title company and your title commitment but ultimately you choose the company you’re most comfortable with.
How fast can I sell my land near Hermann or Owensville?
Properly priced land in Gasconade County typically goes under contract within 90 days. If you need to move faster, call us — between our buyer database and local network, we often know who’s looking before the listing goes live.
How do I get started?
Fill out the valuation form above, or just call Justin at (573) 308-7376 or Ryan at (573) 259-6360. We will set up a time to walk the property or talk on the phone — whichever you prefer.
Choosing an Agent
Missouri has capable land brokerages and experienced land agents. The question worth asking any of us is whether the person handling your property understands that particular market, can show you how the valuation was built, and can explain exactly how the property will be marketed.
Ask us. We’ll walk you through our plan for your property.
Or Just Pick Up the Phone
Some landowners prefer to talk first and decide later. We get it. Call either of us — there is no script, no sales pitch, just a conversation about your property.
Justin Head · (573) 308-7376 · justin.head@whitetailproperties.com
Ryan Record · (573) 259-6360 · ryan.record@whitetailproperties.com
Last reviewed August 16, 2026