Free Tool · Land Deal Math · 2 of 2
Land sell calculator
An estimate, not an appraisal. Note totals are undiscounted — they ignore
defaults, servicing, and the time value of later payments. The county price references come
from the Acreford county land guides.
Your asking price vs the county
Three ways out of the same deal
Same acres, same county — the exit decides the payday.
Exit 1 · Retail
Cash sale
One payment, walk away. You wait for the full-price buyer.
Net profit—
Margin on basis—
Annualized—
Cash at closing—
Exit 2 · Fast
Assignment profit
Wholesale
Sell to another investor at a discount. Days, not months.
—
Margin on basis—
Months to close2
Cash at closing—
Exit 3 · Carry the paper
Owner-finance note
Be the bank. Full price, monthly payments — the interest inside is yours.
Undiscounted totals. Bars show what each collected dollar is: down payment, principal, interest.
The sale — move the bars, watch the exits above
What the whole deal cost you — the buy calculator's all-in number.
How the math works
net from sale = acres × retail $/acre × (1 − selling costs %)
cash exit: profit = net from sale − your basis
wholesale: price = retail × investor %, holding = months to close
note: financed balance amortizes at the note rate — payment = P·r(1+r)ⁿ ⁄ ((1+r)ⁿ−1)
interest held = all payments − financed balance
Owner-finance notes flip the trade: you often sell at full retail, and the buyer's interest payments are the reward for waiting. A 7-year note on a thin cash deal can still collect more than the cash exit ever would — the bars above show exactly how much of each collected dollar is interest.
County price references
Click a county to load it into this calculator — its prices snap to the county's typical market. (The county line above links to the full guide.)
Don't have the basis yet?
Run the offer through the buy calculator first — it prices the whole deal in, taxes and liens included.
Open the buy calculator Play Land Flipper Tycoon free