I’ve Inherited Land—Now What? Your Options in Southeastern Oklahoma

If you’re considering selling your farm or ranch land in southeastern Oklahoma, one of your first questions is likely: “What is my land worth?” Understanding land value is crucial for making informed decisions, whether you’re preparing to sell, planning for the future, or just curious about your property’s potential. What Affects the Value of Farm & Ranch Land? Several factors come into play when determining the value of agricultural land: Soil Quality and Productivity : Fertile, well-drained soils that support strong crop yields or healthy pastures are highly prized. Land with proven productivity or versatile soil types often commands higher prices. Water Availability: Access to natural water sources—rivers, ponds, wells—or established irrigation systems can significantly increase value. Water rights and reliability are especially important for both farming and ranching operations. Location and Accessibility: Proximity to highways, towns, processing facilities, and markets boosts value. Convenient road access and the potential for future development can also make a difference. Improvements and Infrastructure: Existing barns, fencing, homes, irrigation, and other infrastructure add to the property’s worth and reduce the need for buyer investment. Recreational and Scenic Value: Land with scenic views, wildlife habitat, or recreational opportunities (hunting, fishing, trails) can bring a premium, sometimes even beyond its agricultural value. Zoning and Land Use: Local regulations, zoning, and permitted uses affect both current value and future potential. Market Demand and Commodity Prices: The current demand for land in your area, recent comparable sales, and trends in commodity prices all influence what buyers are willing to pay. Income Potential: Whether from farming, ranching, leasing, or recreational use, the property’s ability to generate income is a key driver of value. Natural Features and Adjacency: Streams, timber, ponds, and adjacency to public lands or large ranches can enhance value and appeal. Common Myths About What Affects Land Value When it comes to valuing farm and ranch land, many landowners have heard advice or beliefs that simply aren’t accurate. Here are some of the most common myths—and the facts you should know: Myth: The House Adds Major Value While a nice home is appealing, its impact on the overall value of a working farm or ranch is often overestimated. Buyers—especially investors and large operators—are far more interested in the land’s productivity and income potential than the residence. A luxury home rarely makes up for poor soils or limited water access. Myth: Recreational Opportunities Always Boost Value Features like hunting, fishing, or off-roading can add some appeal, but for most buyers, especially those focused on production, these are secondary. In fact, the very features that create recreational value (like dense woods or water features) can sometimes reduce the land’s farmability or require extra management. Myth: Acreage Alone Determines Value It’s not just about how many acres you have. What matters more is how those acres are used—productive cropland, quality pasture, or raw, unimproved land are all valued differently. Proven production capacity and land quality outweigh sheer size. Myth: All Improvements Add Equal Value Not all barns, fences, or outbuildings are created equal. Only well-maintained, functional improvements that contribute to the property’s use and income potential are valued highly. Outdated or poorly maintained structures may add little or even detract from value. Myth: Handshake Deals Get the Best Price Private sales or handshake deals may seem simple, but they often mean sellers leave significant money on the table by not exposing the property to the broader market or negotiating with multiple interested buyers. Myth: Any Real Estate Agent Can Sell Land Land sales are complex and require specialized knowledge. Residential agents may not have the expertise, networks, or marketing strategies needed to reach the right buyers and maximize your return. For the best results, work with an Accredited Land Consultant (ALC)—a land specialist with advanced training, deep market knowledge, and the connections to ensure your property is marketed effectively and sold for its true value. An ALC can help you avoid costly mistakes, accurately assess your land’s worth, and guide you through every step of the selling process. Why Landowners Choose Rod Canterbury Determining your land’s true value isn’t just about checking recent sales or guessing at an asking price. It takes local expertise, a deep understanding of market trends, and the ability to showcase your property to the right buyers—locally, nationally, and internationally. That’s why so many landowners in southeastern Oklahoma and beyond turn to Rod Canterbury. As an Accredited Land Consultant (ALC)—an elite designation held by only about 1,200 professionals worldwide—and a Certified Real Estate Advisor with RE/MAX, Rod brings unmatched expertise to every transaction. His extensive network reaches across Oklahoma, Texas, the Southeast, Midwest, Colorado, Wyoming, Montana, and even internationally as far as South Africa. Rod combines cutting-edge digital marketing and AI strategies with traditional networking and relationships built over decades. He’s known for handling some of the highest-value land transactions in Oklahoma, ensuring his clients never leave money on the table. With Rod, you get honest advice, a confidential and professional valuation, and a strategic plan tailored to your unique property and goals. Ready to Find Out What Your Land Is Worth?  If you’re thinking about selling or just want to know your options, reach out to Rod Canterbury today for a confidential consultation and expert valuation. You’ll get the information you need to make the best decision for your land and your future. Contact Rod at www.OklahomaLandDivision.com to get started. Discover your land’s true value with the trusted expertise of Rod Canterbury—serving southeastern Oklahoma and beyond.

If you’re considering selling your farm or ranch land in southeastern Oklahoma, you’re not alone. With nearly 90 ranches currently for sale in the region and an average listing price approaching $1.9 million, this is a significant financial decision—one that deserves careful planning and the right professional guidance. Why Not Sell It Yourself? It might be tempting to handle the sale yourself, especially if you know someone interested. But even in handshake deals, sellers often leave substantial money on the table. Without professional representation, you risk undervaluing your property, missing out on qualified buyers, and navigating a complex transaction alone. Land sales involve unique legal, tax, and regulatory considerations that are very different from selling a home or commercial property. Unless you have deep experience in land transactions, it’s wise to bring in a real estate professional—even for private sales—to ensure you’re protected and getting the highest possible value. The Dangers of Handshake Deals In rural communities, it’s common for land to change hands with a handshake and a promise. But without proper market exposure and expert negotiation, you may never know what your property is truly worth. With land values rising and investor interest growing, you could be leaving tens of thousands—or even millions—of dollars on the table by not casting a wide net. An unbiased broker will help you avoid costly mistakes and ensure your interests are protected from start to finish. What to Look for in a Farm & Ranch Broker Your farm or ranch likely represents a major part of your net worth, so choosing the right broker is critical. Here’s what matters most: Specialized Knowledge: Choose a broker who specializes in land, not just residential or commercial real estate. Land transactions require a deep understanding of agricultural value, water and mineral rights, and local regulations. Extensive Network: The best brokers have cultivated relationships with buyers, investors, and brokers across Oklahoma, Texas, the Southeast, Midwest, and even internationally. This network is key to attracting the right buyer for your property—not just a neighbor, but potentially someone from across the country or globe. Modern Marketing: Your broker should use a mix of digital marketing, AI-driven strategies, and traditional networking to reach buyers everywhere, not just locally. The wider the net, the better your chances of getting top dollar. Proven Track Record: Look for a broker with a history of high-value transactions and satisfied clients in Oklahoma’s farm and ranch market. Unbiased, Strategic Representation: You want someone who will represent your interests, negotiate hard on your behalf, and guide you through every step of the process. Why Land Owners Choose Rod Canterbury Rod Canterbury is an Accredited Land Consultant (ALC)—an elite designation held by only about 1,200 professionals worldwide—and a Certified Real Estate Advisor with RE/MAX. With over 17 years of experience and a reputation for integrity, Rod is recognized for handling some of the highest-value land transactions in Oklahoma. His reach extends across Oklahoma and into Texas, throughout the Southeast and Midwest, and into ranching and investment communities in Colorado, Wyoming, and Montana. Rod also maintains international partnerships as far as South Africa, giving his clients access to a truly global pool of buyers and investors. Rod leverages the power of the RE/MAX network, his leadership roles with the REALTORS® Land Institute, and a blend of advanced digital marketing, AI strategies, and traditional networking to maximize exposure and deliver top results for his clients. His extensive relationships with buyers, investors, and fellow land professionals ensure that your property is seen by the right people—locally, nationally, and internationally. If you’re considering selling your farm or ranch land—or just want to understand your options— schedule a confidential consultation and professional valuation with Rod Canterbury at www.OklahomaLandDivision.com . You’ll get honest advice, a strategic plan, and the peace of mind that comes from working with one of the best in the business.  Don’t risk underselling your most valuable asset. With the right broker, you can maximize your return and move forward with confidence.