Do You Still Need a Real Estate Agent to Sell Your Land in 2026?

Selling land can feel both exciting and overwhelming—especially if you inherited a parcel, bought it as an investment, or simply don’t want to carry the taxes and maintenance anymore. The big question is practical: do you need a real estate agent to sell your land, or is a different path faster, simpler, or more profitable for your situation?

The current market context (why timing and strategy matter)

Before choosing an agent, FSBO, or a direct buyer, it helps to understand what’s happening in Canadian real estate and farmland markets right now.

• Canadian cultivated farmland values rose an average of 6.0% in the first half of 2025, according to Farm Credit Canada (FCC).
• Over that same six-month period, Manitoba farmland values increased by 11.2%, Alberta farmland values rose 6.6%, and Saskatchewan cultivated dryland farmland values increased by 6.0%, per Farm Credit Canada (FCC).
• On an annual basis, Manitoba farmland values increased 14.4% in 2025, according to Farm Credit Canada (FCC).
• On the housing side, national home sales totalled 470,314 units in 2025, a 1.9% decrease from 2024, according to the Canadian Real Estate Association (CREA).
• In December 2025, the sales-to-new listings ratio was 52.3%, which CREA describes as balanced market conditions.
• There were 133,495 properties listed for sale on Canadian MLS Systems at the end of December 2025, up 7.4% from a year earlier, per CREA.
• Looking ahead, home resales are projected to rebound 7.9% in 2026 to 504,100 units, according to RBC Economics.

Why does this matter if you’re selling land? Because buyer attention, financing conditions, and competition for listings shift with broader market cycles. In a balanced market with rising inventory, the way you price, market, and position your land can determine whether you sell quickly—or sit for months.

The role of a real estate agent when selling land

A real estate agent is a licensed professional who represents sellers and buyers. When you sell land, an agent typically handles marketing, buyer outreach, negotiations, paperwork coordination, and the closing timeline. If you want help finding a professional near you, you can start here: Find a real estate agent near you.

Pros of using a real estate agent

1. Market expertise and pricing guidance: A good agent helps you price realistically based on comparable sales, access constraints, zoning, servicing, and local demand—especially important for unique parcels.
2. Time savings: Agents manage inquiries, showings (when applicable), follow-ups, and document collection, so you don’t have to run the process yourself.
3. Wider buyer reach: Agents can expand exposure through their network and (when eligible) MLS and syndication channels, which can increase qualified leads.

Cons of using a real estate agent

1. Commission costs: Agent commissions can reduce your net proceeds, commonly ranging from 4% to 6% of the final sale price.
2. Not every agent specializes in land: Many agents focus on residential transactions. If your property has agricultural, recreational, remote, or development considerations, you may need a true land specialist.
3. No guaranteed outcome: Even with solid marketing, land can take time to sell—especially if access, zoning, servicing, wetlands, or title issues narrow the buyer pool.

Alternatives to selling land with an agent

If you don’t want to pay commission, need speed, or prefer a more direct process, you have a few practical options.

1) Sell your land For Sale By Owner (FSBO)

FSBO can save commission fees, but you take on the work: pricing research, photos, listing copy, buyer screening, negotiating, and coordinating legal steps. If you’re considering this route, start here: Learn more about FSBO here.

2) List on online land marketplaces or auction platforms

Dedicated land platforms can connect you with buyers searching specifically for acreage, farmland, hunting land, or rural parcels. Examples include LandWatch and LandAndFarm. This approach can work well, but you should factor in listing fees, buyer questions, and the time required to manage inquiries and documentation.

3) Sell directly to a land-buying company

If your priority is certainty, speed, and simplicity, a direct buyer can be the best fit—especially when a parcel needs cleanup, has limited access, comes with holding costs, or doesn’t fit traditional buyer financing.

Land Boss: a straightforward way to sell land for cash

At Land Boss, we specialize in buying land for cash. We built our process for landowners who want a clear path forward without the delays, showings, or uncertainty that can come with traditional listings.

Why sellers choose Land Boss

1. No commission fees: You avoid agent commissions, so you don’t lose a percentage of your sale price to brokerage costs.
2. Faster timeline: Instead of waiting for the “right” buyer to appear, you can request an evaluation and receive a cash offer after we review the details.
3. As-is purchase: You don’t need to remove debris, improve the property, or prepare it for showings.
4. No pressure: You can review the offer and decide what makes sense for your goals—there’s no obligation to accept.

How to decide: agent vs FSBO vs direct sale

• Choose an agent if you want guided pricing, professional marketing, and negotiation support—and you’re comfortable trading time and commission for broader exposure.
• Choose FSBO if you’re confident pricing and marketing the land, you can manage buyer conversations, and you want maximum control over the process.
• Choose a direct sale if you want speed, simplicity, and fewer moving parts—especially if the property has complications that can slow a conventional listing.

Closing thoughts

You don’t strictly need a real estate agent to sell your land, but an agent can be valuable when you want reach and professional support. At the same time, FSBO, online land platforms, and direct buyers each offer legitimate advantages depending on your timeline, risk tolerance, and goals.

If you want to sell your land quickly and avoid the traditional listing process, Land Boss can help. To get started, submit your property details here: this page.