I listed a great land site recently. My owner client gave me a list of 16 prospects to contact that have been harassing him for a while. 14 of the “prospects” are brokers or agents. Only 2 have an actual buyer who is interested. Why do folks do this?? What a total waste of time.

I love when a buyer tries to pull an ego trip on me when I rep an owner. Sir, if you think for one second, I’m not telling my owner how you treat me, you are mistaken. Everything I know about you goes on my buyer matrix that I give my owners when they’re making a decision on who to choose to go under contract with. Buyers who think they can treat CRE brokers rudely are idiots.

I’ve been hired to exclusively broker the final ±14.88 acres in the ±800-acre River Landing master-planned development, located at the NWC of SR 56 and Morris Bridge Rd. in the Wesley Chapel, FL submarket. Zoned MPUD, this site allows up to 126,668.4 sq. ft. of commercial development, 350 multifamily units, or various other combinations of mixed use or residential. It’s across from the massive Two Rivers project which is delivering 7,000+ units to the area. Offers are due this Friday June 26, 2026. Site is not priced.

Be careful folks. Not every deal is a good deal and not every buyer is a good buyer. Not even when the buyer is a well-known name. Sometimes the best outcome for a landowner is the deal that doesn’t go under contract. I share a lot of wins publicly, but I don’t talk enough about the deals I have to stop to protect my landowners. Here’s a story about a deal that died before we got to a fully executed contract. A well-known buyer insisted on terms I’ve never seen in 21 years of selling land and here were the 3 deal killers: 1. A free walk away option: Up until closing, the buyer could terminate for any reason and receive all deposits back. No limits, no milestones, no non-refundable money. Zero commitment. 2. Impossible seller warranties: Seller had to warrant that the land had never in its history been marketed for residential use, and had never been and would never be subject to impact fees. For development deals, impact fees are almost always a certainty. 3. Weaponized “defaults”: If anything “negative” about the property was discovered, whether the owner knew about it or not, it could be deemed a seller default, and the buyer could demand a penalty payment up to $250,000. This buyer was not trying to get this deal under contract. They were trying to keep my landowner tied up, stalling them us from engaging with other buyers, or riding them out in contract negotiations so the buyer could have all the upside and none of the risk. We tried hard to negotiate these terms into something reasonable, but sometimes it is my job to say, "NO" and I had to advise my client to walk away. I hate it when I have a signed LOI that dies during contract negotiations, but I must protect my owners and have them focus on serious buyers who understand: • Due diligence is for discovering facts and finding solutions, not for creating traps. • Deposits are supposed to reflect commitment, not provide a free option. • Risk management is not about turning every unknown or potential negative into a six-figure penalty.

Tell us more please.

The current TikTok trend, “Dad/Mom what were you like in the 90s?” is what every twenty something year old needs to see. People change w/age and it’s totally ok. However, it is really interesting to see how clearly women out perform men in the remaining “hot” category.

I think I had an argument an Ai Bot today or stumbled into some weird spam testing. During a client lunch, I received a call that went to voicemail. 15 mins later another call to voicemail-then immediately an email. 30 mins later I got another call-followed by a text. I was with my client the entire time. I finally hit “Can’t Talk Now” in text. Probably a mistake. Then it was text-email. Then text-call. Text-Text. When my meeting ended, I retuned the call. Seemed ok, some things were off. Weird echos on call and a few weird answers. I tried to be nice & professional and confirmed caller should email me an offer if her client wanted to make one. Confirmed other details, all in my marketing materials. It was odd, but I thought was dealing with a residential agent from out of state. It happens, I’m biased. Been in CRE for a long time. Then it was text-text-text-text “buyer will pay full price”, “buyer wants deal”, “full price”, “are you under contract” and finally I had enough! I responded via text. “This feels like SPAM or an Ai Bot, if you have a legitimate offer, send it to my email.” I got a text back “I am not Spam and not Ai. This is Susan, we spoke.” I texted “I remember, our conversation it was just a few mins ago. You said you were going to email an offer. You have everything you need to make an offer. By law my fiduciary is to my client, if you have an offer, email it. I will present it to my owner. I will no longer respond to your texts. All questions can go to my email.” Then it happened, the dreaded “NEVERMIND”. And that was it - it ended. No more texts, no more calls, no more emails. WTH? Is this some new way of scamming people? I can’t deal with this level of crazy.

Developers making unsolicited offers on your land have already done their homework. Entitlement potential. Absorption rates. Future Development. Impact fees. Comparable sales. They know where your land pencils and if they can’t demonstrate this understanding to you directly, they likely aren't a real buyer, paying too little, or just wasting your time. This information gap is where sellers lose negotiating leverage. After 21 years of closing land in Tampa Bay I assure you landowners who come out ahead educate themselves before they respond, not after. Need help leveling the playing field? I’m available. #tampabay #marketknowledge #landbrokerage

Tampa Bay’s single family and multifamily housing markets are still experiencing the same shifts we’ve been tracking for several quarters, with real implications for landowners and buyers. If you or someone you know owns land and is considering a sale in this market, I’m actively working with qualified buyers and welcome a confidential conversation. The Q4 2025 Tampa Bay Market Report from the Land Advisors Organization is now available and it shows: 🏡 New Home Closings: Down 26.6% YoY 🏗️ New Home Starts : Down 26.1% YoY 💰Average New Home Pricing Up Slightly: $468,338 🏢Multifamily Supply & Demand: 7,749 multifamily units were absorbed and 8,008 new units were delivered YoY. 📈Unemployment Rate Up: Tampa Bay’s rate is now 4.6% If you'd like the full report, DM me your email and I’ll share it. #land #landdevelopment #landinvesting #TampaBay

Damn it! The land flippers are back tying up deals in Florida and I hate it. Twice today, I received phone calls from land flippers out of New York who have properties tied up locally that they want to flip. These so called “buyers” don’t have capital nor the experience to get deals closed, yet landowners are under contract with them. In one case the site was tied up because an owner doesn’t know who they are dealing with and in the other case because the listing agent doesn’t. In both cases the flippers haven’t done any work to add value or to even understand what they have.🙄 If you know Florida landowners please warn them that not all buyers are created equal and neither are all agents. Please ask them to work with qualified and experienced land brokers who can help protect them.

After working as a land broker for the past 21 years, I've mastered 3 essential skills that make all the difference in closing complex deals: being a strong communicator, knowing exactly how and when to follow up, and building genuine trust with landowners. My recent closing with Stiles is a prime example of how I work. Amid fierce competition and intense negotiations, it all came down to these core skills. I spent countless hours nurturing relationships on both sides of this deal and addressed many challenges head-on, making sure everyone was always up to speed. A huge thank you to the entire Stiles team for their collaboration and trust including @Jejoly619. This was a fun deal to strategize on and help them get closed! If you own land, or if you advise landowners as an attorney, accountant, planner, or other trusted professional and you have a client seeking a strategic approach to selling, l welcome a conversation. I'd love to discuss how I can help them. bizj.us/1qpdaw #LandBrokerage #RealEstate #LandDevelopment #CommercialRealEstate

Last week, I met with 2 landowners that own properties next to a very large land deal I have under contract with a national home builder in Florida. It was the first time, in a long time, that two separate neighbors expressed verbal enthusiasm about having several hundred roof rooftops back up to their properties. You may wonder, why were they so positive? What’s the difference? Here’s the answer: these guys are businessmen. They see the opportunity both short and long-term for their area. They understand what a huge 1st class, age-targeted, residential project means for them, their businesses, land investments, and their community. I can’t wait to watch how this project will enhance the entire area and bring these men and their community prosperity. If you are a landowner looking to bring prosperity to your area, I can help. Please DM me.

If you own land, who you sell to matters. The right buyer can close a deal and change what’s possible for the entire community. Representing landowners on sales that make a real difference in communities such as Brooksville, FL makes me happy. Goodwill-Suncoast recently closed on 13.5 acres of land at 19487 Barnett Road where they plan to open a thrift store, job training center, and distribution hub late 2027 or early 2028. According to Goodwill, this project is expected to create 60 to 80 jobs and provide employment services to Hernando County residents through an in-store Job Connection center. If you are a landowner, or work with landowners considering a sale, it’s worth thinking through various uses that can create jobs and opportunities. I can help and I’m always open to a conversation.

I love it here 🌤️

Truth! The high is projected to be 80 in Tampa on Saturday. 🌤️🌴🏴‍☠️

If you are a land acquisition professional and you inquire about one of my listings on Loopnet or elsewhere, please include your full contact information. It’s a red flag if you don’t include your full name, phone number, and business email.

Celebrating 29 years of marriage today. I’m so grateful for this man and the life we built together.

Closed 34 acres in Pinellas Park, FL for $22M. I advised owner after FL’s Live Local Act passed to sell for #multifamily development. It’s the first #LiveLocal project in city and will provide 384 market rate & affordable housing rentals. #floridarealestate #CRE #landclosing

During the Covid shutdown I found abandoned pallets in a semi circle on one my land listings. They didn’t belong to my owner. Back then I thought it was a weird demonic ritual site. I was alone & bolted. I sold the land & just came across the photo. Ideas on what I saw?

Florida land buyers & sellers, listen up 👇🏼   LAO Q3 2025 data shows: • New home construction starts → down • New home closings → down • Prices → still high    To win the Florida land game; you must understand what’s going on.   DM me for reports for these markets: #FloridaLand #RealEstate #LandInvesting