Land Companies vs Realtors vs Private Sellers: What’s the Difference?
Vacant land in Florida is sold through several different channels. Understanding the differences between land companies, realtors, and private sellers helps buyers choose the option that best fits their situation.
This page explains how each works, without promoting one over the others.
Land companies
A land company typically:
Purchases land directly
Owns the property being sold
Sells directly to buyers
Often offers owner financing
Handles the sales process internally
Pros
Clear ownership at time of sale
Streamlined process
Financing options may be available
Familiarity with vacant land issues
Cons
Limited to the company’s inventory
Use restrictions may apply during financing
Pricing reflects convenience and flexibility
Realtors
A realtor:
Represents a seller or buyer
Does not own the land
Lists property on behalf of owners
Earns a commission
Pros
Access to MLS listings
Representation during negotiations
Familiarity with residential transactions
Cons
Financing typically not available
Vacant land expertise varies
Longer transaction timelines
Sellers may not be responsive
Private sellers
A private seller:
Owns the land personally
Sells without representation
Negotiates directly with buyers
Pros
Potentially lower prices
Direct communication
Flexible negotiation
Cons
Title issues may exist
Process may be unclear
No standard disclosures
Financing rarely offered
Due diligence is entirely buyer-driven
No option is “best” for everyone
Each method serves different buyers:
Buyers wanting flexibility may prefer land companies
Buyers wanting representation may prefer realtors
Buyers wanting lowest price may seek private sellers
Understanding tradeoffs matters more than labels.
This information is based on direct county guidance and our experience completing 200+ Florida land transactions at Paradise Parcels.
Paradise Parcels is a Florida-based land investing company with nearly 7 years of experience and over 200 completed land transactions across multiple counties. We specialize in buyer education, zoning clarity, title research, and owner-financed land. Our team has structured over 100 owner-financing deals using lawyer-reviewed contracts and knows when a transaction should be escalated to a licensed title company.