This episode details the sophisticated physical sign marketing strategy for three premium Louisiana lots created from a 32-acre parent parcel with value-add clearing and driveways. The broker deployed 7-10 directional signs across strategic high-traffic intersections throughout the parish, plus a large 5×3-foot corner sign and individual property signs, leveraging 30-40 years of local knowledge about traffic patterns.
Key Takeaways:
- Local Traffic Knowledge Drives Sign Placement The broker’s lifetime familiarity with the parish enabled strategic placement at every key intersection and along the main highway artery, maximizing eyeballs from locals who represent the primary buyer pool for rural land.
- Physical Signs Outperform Digital for Rural Sales Despite expensive land.com listings and MLS exposure, the broker reports that the majority of his actual sales come through physical signage with laminated QR code flyers directing traffic to full listings.
- Weekly Property Maintenance Reinforces Quality The broker visits lots weekly to verify gravel driveway condition after Louisiana rain events and checks all directional signs for damage, vandalism, or weather wear requiring replacement—continuous upkeep separates premium marketing from set-it-and-forget-it approaches.
The lots represent the best available in the area at $350K-$400K each, with the strategic plan including outreach to local builders who’ve accumulated enough profit from smaller lots to potentially step up to premium land purchases.
(Podcast transcript below)
Welcome to Get Serious, another update on that Louisiana deal. I know I’ve talked about this one a number of times, but you might have tuned into my recent newsletter. This is really the core focus for potentially the remainder of this year. And you got to recognize what’s your number one priority in your business. Getting solid exit on this property is…
our number one goal because it unlocks so much else within our business. And so I think about it and try to see what actions I can take on it every single day. It is worth checking in on. So I wanted to give a few more updates with another kind of extensive call with our broker that I had here recently. And again, just.
Quick reminder for those of you who haven’t tuned in about this before, roughly 32 acre parent parcel in central or eastern Louisiana, split it into three child parcels, did value add, driveway plus home site clearing. So they are as turnkey as possible with utilities at the street outside of sewer. But, you know,
basically all the future homeowners gonna have to do is you know lay down a foundation and You know install septic effectively so I’ve talked a lot about the various marketing strategies that We’ve been pursuing for this property again. out my Serious news newsletter or you can find it stored on our serious land on capital website
It was posted July 14th, 2025, regardless of when you’re listening to this. So to touch more on the physical sign marketing, because this is probably the most diligent and kind of sophisticated setup. I know it’s like super analog, but you know, just other properties that we’ve done. We haven’t.
had a more focused strategy towards utilizing physical signs outside of, know, slapping a sign on, you know, in front of the actual property itself. So in this case, the broker that we’re working with is, um, yeah, probably the most premier brokerage in the area. They manage a lot of the higher end sales. It’s a family business.
pretty much knows everybody in the community and relatively smaller parish, sub 20,000 people. So pretty much everybody knows everybody type of rural town or rural area like that. And this broker has been living in the area his entire life. And so just knows the traffic patterns of
effectively at every street within the parish and again, parish equals County. It’s just kind of unique to, Louisiana, the way they they’ve set up their jurisdictions. And so the way that I might’ve already remarked on how we were handling the signs are that, you know, we have this larger five foot by three foot sign that has a, drone image of.
the three lots with the value add on it. has the prices on it and we can just kind of put final coverings if we decide to ever change the price for various adjustments and also advertise the brokerage and the number on it, of course. So we are trying to work with the neighbor who is at the corner of the street that our properties are on and then kind of a main county road.
So that will get more attention Still working on getting in touch with her seems to be on a vacation, but our broker knows her personally it shouldn’t be an issue But because and our properties are on a nice dead-end street, but it’s not always going to get that much traffic directly down it So ideally we can have that larger sign on the main intersection and then smaller
individual property signs for each of the child parcels at the entrance to each one, which I’ve mentioned before, but to go into a little bit more detail about the directional signs that the broker is posting. So again, he knows all the traffic patterns locally. So he’s just continuously starting to print more of these out. Some are already up, but he’s just putting more and more out there.
Plus just checking in on them routinely because sometimes, I don’t know, these get stolen or, you know, knocked down, whatever, maybe weather can affect them. Vandalism, who knows? So, you know, again, he’s local into the area, so it can just kind of routinely pass around, do any of these need to be replaced? And so it’s just strategically, you know, all the areas within the town. I think there’s, I don’t know the total number, it’s more between like seven to 10 spots, roughly.
He’s laying down these signs so that we can just maximize the eyeballs that are Coming through the parish You know people driving on their cars including like the main highway like there’s a main thoroughfare that goes right up through the parish that you know effectively serves as the main artery for anybody to Get to certain locations
in the area, so we’re covering that and other main intersections within the parish itself. Again, just trying to tackle every angle possible, just like, okay, follow these arrows in order to get to the property itself. And then in a laminated flyer that we’re putting onto the domain directional signs as well.
is a QR code so people can, you know, slow down, stop and quickly open it to get to the main listings. They can get an idea of what they’re looking at as well. And also have the contact info for the broker. So this is, again, when I mentioned it, it sounds like, like, why hadn’t kind of thought about this? But, you know, we’ve been in the plan business for quite a while and, you know,
Most of the times people think about physical signs like yeah on the actual property itself sure but having a you really targeted and strategic approach to utilizing a physical sign so that you’re you’re locking into traffic patterns and and nailing every single Key intersection and area that is getting visibility Nearby especially in these rural communities where a lot of the buyer
tend to be local as well. And the broker has mentioned this, like, you know, yeah, he has the more expensive land.com and pays for MLS and so forth. Some sales come through that, but like the majority of his sales tend to come through these physical signs. And honestly, I’m just, I’m not that surprised given that there’s a much deeper tactical focus and strategy behind the approach. And again, just like.
banking on this local knowledge. This guy has lived in the area for 30, 40 years, plus knows everything like the back of his hands. I could probably, even though I don’t live in my initial hometown anymore and haven’t for almost 10 years now, but I still have such a memory imprint of a lot of those main areas where I grew up, North of Chicago.
that even now like I could probably go back and just like if somebody was trying to tell me, okay, you got to put directional signs here, where’s the main traffic? I feel like I could still do that very well. Again, it’s just like that embedded knowledge of somewhere where you’ve just gone down these streets so many times in your life. Like that is such a massive advantage to have. Plus again, having a broker who’s willing to…
really be diligent and go out and focus on this and check in routinely. It’s not like just a one and done. It’s just like, okay, let me see how these signs are. they still up? Do they need to be adjusted? Do I need to add another one? It’s a continuous upkeep as well. Plus he’s just, you know, visiting the lot at least once a week. You know, again, Louisiana, oftentimes a lot of rain. just saying, okay, is the gravel still holding up? That, you know, any possible issues here? Just ensuring that it’s looking solid too.
which again is just very helpful to keep in mind and we keep banking on the neighbors who have seen this, other brokers who have now even seen the drone video and getting an idea on how we did the value out of lots. Everybody’s approval has just been, this is really, really special stuff. So, again.
can’t predict how the market is gonna work like they’re pricey lots. You’re at the pest of the local economy and the macro economy for what people are actually gonna pay. But ultimately, we have to keep feeling good that like, hey, these are the best lots in the area and the job done on it was just so, so, so solid. And then also the broker is…
Has a list of his local builders that he’s gonna call a lot of them do smaller, you know, maybe 100k purchase lots maybe even less And I’ve just been you know volume turning these over earning a profit So, you know, we’re trying to sell these between like 350 400k a lot that might have you know a Seven eight hundred thousand dollar house on it. So I mean the land to home value is
pretty significant at that pricing level. So, but you know, it’s like, okay, have some of these builders, have they accumulated enough profits? Do they have the dry powder to go through or could they get a loan on it in order to do something more premium? Because the underlying demand for lots north of five, 10 acres is very significant in the area. People want to build on it, like,
they don’t want to go through the actual process of building. you know, we’re also trying to tackle, okay, can we get some of these builders to actually come in, purchase so that they can build a lot or earn their profit, but also set it up for the unbuyer pool even more so, because the only thing more turnkey than, you know, land that’s been fully value added out is to actually put an improvement on it. So that’s something we’re trying to tackle as well.
And again, just like some other local connections, out of state buyers coming into the area and you know, just the modern kind of sales approach. not, you know, our realtors had a lot of success, like not being too pushy. you know, and that just doesn’t seem to work as much anymore. I think in like kind of just modern day sales, got to really, you got to present your
product very effectively from a marketing perspective, but really, really pushing for the sale just like has fallen out of favor a lot more. so similar with like this bro, just like, yeah, I, you know, you’re in town, just let me know when you’re in here, we can go check out this lot. Um, see if you like it, anything like that. so, uh, it’s, you know, even talking with me a lot, like just such a solid rapport there. Um, there’s an underlying salesmanship that I think just performs, um, very well.
uh, you know, especially for some of these more rural buyers and, um, you know, just kind of, again, kind of letting the property speak for itself. So just wanted to update you even a little bit more tactically about some of these other strategies we are pursuing on, uh, the marketing side here, again, checking in on this daily. So, uh, I got a lot of feedback from the,
newsletter had sent out about our marketing on this and other folks doing development projects bring more our way as well, too. So I know many of you are working on things similarly to this and this is not a market to be taking it easy and just, you know, throwing it on the MLS and just, you know, hoping for the best, especially as higher price projects. Yeah, really go out there and be aggressive to get your property in front of as many eyeballs as possible. That’s just
you know, what it takes to win nowadays. So hope this helps. SeriousLand.Capital for any of your funding needs. Again, 50K minimum, 150K plus purchase price is preferred. Land Daily Diligence Facebook Group, zero cost review of your land deals and LandPricer.ai for the most reliable land pricing tool on the market. Subscribe and share everybody. I will talk to you next time. Bye.
