Maximize Your Lands Value

Managing your ranch land well now will pay big dividends when the time comes to sell. Well managed ranch land attracts a larger pool of buyers, increasing competition for your land which leads to higher sale prices.

Auctioneer Sonny Booth advised, “High sales prices don’t happen by accident. I’d like to take all the credit for high re-sale prices but the truth is that ranchers with a reputation for quality land management is an auctioneers best friend when it comes to getting top-dollar on sale day.”

As a rancher, you already know the importance of proper land management in ensuring the well-being of your livestock. Have you truly considered how good ranch land management can also impact the bottom line when it comes time to sell your property? Check out these tips for maximizing your re-sale value through effective ranch land management.

Regularly Check and Maintain Fences

One of the most important aspects of ranch land management is keeping your fences in good condition. This not only keeps your livestock safe but also prevents them from wandering off into neighboring properties. Regularly check your fences and make any necessary repairs. A well-maintained fence can also make your property look more visually appealing to potential buyers.

Implement Sustainable Grazing Management Practices

Many ranchers are shocked to learn that nearly 70% of available grazing land in the United States is degraded in some form as discussed in this recent article published in the Angus Journal.   Overgrazing can have a negative impact on your pasture’s health and, in turn, decrease your property’s sales value. Consider implementing sustainable grazing management practices that allow for adequate rest periods between grazing cycles. This will help maintain the health and productivity of your pasture while also ensuring the long-term profitability of your ranch.

Properly Manage Water Resources

Water is a fundamental resource for both your livestock and your land. Properly managing water resources can prevent soil erosion and maintain pasture productivity. Regularly cleaning out and maintaining ponds and waterways can not only make your property look better but also make it more appealing to potential buyers.

Remove Unwanted Vegetation

Weeds and invasive plant species can significantly reduce the productivity of your pastureland. Consider implementing a regular weed control program to keep unwanted vegetation under control. Not only will this help maintain the productivity of your land, but it will also make your property look more visually appealing.

Maintain Buildings and Infrastructure

Maintaining your ranch’s buildings and infrastructure doesn’t just make your property look better, it also increases resale value. Regularly inspect and maintain your ranch’s buildings, corrals, and other infrastructure to ensure they’re up to code, fully functioning and eye-appealing. This makes your property more attractive to prospective buyers and increases the sale price.


Proper ranch land management is critical to maintaining both the short-term productivity and long-term profitability of your ranch. Investing in regular maintenance and improvements to your property can make it more visually appealing to potential buyers, increase its sales value, and ensure the continued success of your operation. By implementing the above tips for effective ranch land management, you can maximize your sale profitability and set your ranch up for long-term success.


ABOUT CJ REAL ESTATE:  CJ Real Estate sells ranch and residential real estate across Oklahoma, Texas, Arkansas, Missouri, Kansas and Colorado. Led by Eric Johnson and Ronn Cunningham, the CJ Real Estate team specializes in complex acreage sales typically dispersing assets in 45 days while outperforming market conditions. What makes CJ Real Estate different is that they give sellers more control through unbiased advice and the opportunity to choose the real estate sale method that’s best for them: auction or listing.



Eric Johnson



SOURCE: Cunningham-Johnson Real Estate

Subdividing Land Pro’s & Con’s

Should You Consider Subdividing Your Land Before Selling?

What are the pros and cons of subdividing land?  When thinking about selling your rural, ranch, or farm land, owners may increase the total sales price but how does that work? What are the advantages and disadvantages of subdividing the property into smaller parcels? And what should landowners understand before parceling land for sale? In this article, we will delve into the details of land subdivision, equipping you with the knowledge needed to make an informed choice and highlighting key factors to consider.

Know The Purpose:

Before you proceed with subdividing your land, you need to know the purpose behind doing so. Subdividing creates smaller parcels of land for the sale, ensuring that you’re selling all the land or some of the land but in more significant portions, which can often lead to higher profits. Subdividing can also make your land more attainable to prospective buyers by breaking it into smaller, more affordable pieces. The question is, do those benefits align with your goals as a landowner? When properly parceled, land subdivision can increase your total property value and increase how quickly you’re able to sell because your property will now appeal to a larger buyer pool.


Before you proceed with the subdivision, you need to ensure it is legally allowable. Even in rural areas many sellers are shocked that land use regulations and zoning requirements can be so complicated. Professional real estate brokers like Ronn Cunningham of CJ Real Estate, research the zoning laws and regulations within your area, your property’s area, and the jurisdiction in which it’s located to determine if subdividing is permitted and then pursue the parceling process. Ronn Cunningham remarked, “It is essential for landowners to consult with a professional to avoid legal issues resulting from improper land parceling”.

Determine Land Subdivision Cost:

Subdividing comes with different costs that may include legal fees, surveying, filing fees and more. Eric Johnson of CJ Real Estate effectively summarized the cost-benefit of parceling land for real estate auction when he said, “Parceling is a very effective method of increasing the average selling price per acre. And, it’s common in real estate auctions that the research, surveying and filing costs are passed-along to the buyer at closing rather than being carried by the seller”.

Environmental Issues:

Before subdividing your land, be aware of how parceling may alter land access, the beauty of the land for future users, soil erosion, watersheds, and wildlife habitat. Identify potential environmental issues ahead of time and work with experts like CJ Real Estate to ensure that any parceling makes a positive impact that improves the value of the land.

Marketing Your Subdivided Land:

After the subdivision process, your land’s market value will most likely increase, but it’s important to create a comprehensive marketing plan to attract potential buyers. That’s where it’s vital that sellers employ experienced marketing experts like CJ Real Estate that focus on strategic selling. They’ll identify the characteristics and features that each parcel of land has and what potential buyers would be most interested in. Then tailor a marketing plan that attracts, engages and compels qualified buyers to your sale.


Subdividing land is a complex process that requires careful planning, legal consultation, and thorough research to maximize its potential benefits. Before making a final decision, consider your goals, legality, cost, environmental impact, and marketing strategies. Successful land investment requires significant attention to detail, working with the right team of professionals, and making informed decisions. By keeping all these in mind, subdividing your land could ultimately lead you to maximize your profits and find a more substantial market for your property.

When you’re thinking about selling, choose the Real Estate auction industry leader. Visit to learn how CJ Real Estate will help you achieve top-dollar for your ranch, rural or farm land. Then call CJ Real Estate at (918) 550-8118 to get started.

Tax Implications

As a ranch owner, It’s important to understand the tax implications of selling your ranch. In this post, we will discuss the tax laws and regulations that affect the sale of your ranch land and provide tips to help you make better decision for you and your family.

Capital Gains Tax:

If you sell your ranch land, the profit you make is usually subject to capital gains tax. Capital gains tax is a tax on the profit you make when you sell an asset at a higher price than what you originally paid for it. The tax rate for capital gains tax varies depending on the length of time you have owned the ranch land. If you have owned the ranch land for more than a year, the tax rate will be long-term capital gains tax. If you have owned the ranch land for a year or less, the tax rate will be short-term capital gains tax.

Depreciation Recapture:

Another tax implication that you should be aware of is depreciation recapture. Depreciation recapture is the process of paying taxes on any depreciation deductions that you have taken on your ranch land. When you sell your ranch land, you will be required to pay tax on the depreciation that you have taken. This tax is commonly referred to as depreciation recapture tax.

1031 Exchange:

If you want to defer the payment of capital gains tax, you can use the 1031 exchange. A 1031 exchange is a tax-deferred exchange that allows you to exchange your ranch land for another property of similar value without paying taxes. The benefit of using a 1031 exchange is that it allows you to keep your money working for you without the burden of paying taxes on the sale.

Estate Tax:

Finally, as a ranch owner, you should also be aware of the estate tax. The estate tax is a tax that is imposed on the transfer of assets at death. If your estate is above a certain value, your heirs may be required to pay estate tax. As such, it is important to reach out to a financial professional in advance to minimize the planning burden and tax liabilities of your loved ones.


In conclusion, selling your ranch land has tax implications that you should be aware of. There are ways to minimize your tax liabilities, such as using a 1031 exchange. Depreciation recapture and estate tax are also factors that you should consider when selling your land. It is vital that you consult with a tax professional and financial advisor before making any major financial decisions. With the right guidance, you can make informed decisions that will help you maximize your profitability and reduce your tax liabilities. Thank you for reading this post on the tax implications of selling your ranch land.

What are the tax implications of selling my ranch land?