08/19/2026
CLOSED. 🔑🌳 And when I tell you this one made us EARN closing day… whewwww. 😅
Raw land transactions are already a different animal, but this one turned into a full-blown project.
The property was advertised as having water at the road. Once I started doing my due diligence, we discovered there was, in fact, NO water at the road. The nearest connection was roughly 1,000 feet away, with an estimated $22,000 cost to extend the line.
And here’s your land-buying PSA for the day:
📢 Just because there’s a house next door with water does NOT mean water is available at the road for your property.
Never assume utilities are available simply because neighboring properties have them. Verify. Verify. Verify. Because that assumption could turn into a very expensive surprise after closing.
And that $22,000 problem? It could have very easily become my buyer’s responsibility.
But when you represent a buyer, your job isn’t just to get a contract signed and hope everything works itself out. Your job is to understand the contract, ask the right questions, investigate what doesn’t add up, and protect your client from taking on responsibilities they shouldn’t have to.
So we got to work.
We coordinated with the water company and met with project managers on site. We figured out what trees needed to be cleared for the new water line. We tracked down the necessary utility easements. And with an AMAZING buyer who was willing to put in some serious legwork alongside me, we got four separate property owners to sign and notarize the easements needed to make the water extension possible.
There were plenty of difficult conversations behind the scenes. There was frustration. There were disagreements about what the contract required. And there were definitely moments when keeping this transaction moving forward would have been easier if we had simply said, “Fine, we’ll handle it.”
But easier doesn’t always mean right for your client.
My fiduciary duty was to my buyer, and I wasn’t going to let a problem that existed before they purchased the property quietly become a $22,000 surprise after closing.
Today, after ALL of it…
WE CLOSED. 🥂
This transaction might be one of my favorite examples of why choosing the right agent matters.
Sometimes your agent’s biggest wins aren’t the things you see at the closing table. They’re the phone calls, research, contract knowledge, site meetings, negotiations, paperwork, easements and uncomfortable conversations happening behind the scenes to make sure you can actually GET to that table protected.
Anyone can open a door or write an offer.
Knowing what to do when the deal starts falling apart? That’s where experience earns its keep. 🔑
Congratulations to my buyer. We fought HARD for this dirt. 😂🌳🏡
Shout to Kim Kennon Clark for sticking through this with us and getting us funded
