This episode breaks down the multi-channel marketing assault for the central Louisiana three-parcel subdivide that will unlock millions in institutional capital flow. The strategy combines MLS and Land.com listings, Louisiana land Facebook group postings with multiple angle variations (luxury, family-oriented, urgent/transactional), physical signage including 3×5-foot map displays, directional signs throughout town, broker lead funneling, and social media consultant pushes.
Key Takeaways:
- Land.com signature accounts are market-dependent Central Louisiana had only one competing signature listing versus numerous in competitive markets—analyze local competition density before committing to premium listing fees.
- Physical signage drives rural property leads The experienced local broker generates most leads through physical signs rather than digital marketing—requesting placement of the large sign on corner property at main road intersection versus dead-end street maximizes traffic visibility.
- Multi-angle Facebook testing reveals winning narratives AI-generated post variations (luxury positioning, family focus, urgent pricing) enable A/B testing across groups to identify highest-engagement messaging while avoiding spam flags from repetitive identical posts.
The most profitable month ever doesn’t matter if the acquisition pipeline remains weak—this sale represents the critical data point for unlocking the next business phase.
(Podcast transcript below)
Welcome to get serious. You might be hearing some more rain in the background here. It’s crazy that here in central Texas, we’re getting so much rain in the middle of summer, but that is just what we’re dealing with here. At least it isn’t dangerous like it had been for some of the folks further west with all the tragic flooding.
but some of the consequences of climate change that we all have to deal with. Moving on here. So the number one priority in our business really for the remainder of this year, at least until it gets sold, is that central Louisiana subdivide property that you’ve heard me talk about a number of times on this podcast.
For those of you who aren’t familiar, this was a roughly 32-acre piece that we divided up into three roughly equivalent child parcels and then just did a ton of value-add work, a bunch of clearing and driveway installation and home site clearing to make three child parcels that are as turnkey as possible for building a home.
with water and electricity at the street. all they would need to do is lay down a foundation for home, install septic and you are off to the races there. So we have the most superior land in the area and the most value added land as well, working with the best broker group has the most connections, trying to line up everything possible. That being said, you know.
Macro environment is not the most conducive for making sales in many areas of the country outside of, you know, handful of states within the Midwest and Northeast. Most other states in the country are facing downward pricing pressure and a lack of buyer activity. You know, see all my other articles and podcasts about the COVID boom reversal.
And I’m not the only one talking about this. So that is what we’re working with. Plus just general shakiness within the macro, job market, being shakier, still persistent, higher interest rates and tougher to get mortgages and so forth.
we are facing all of that as real estate investors here. So you really, really need to make sure that you have quality properties, and work your butt off in order to get anything sold. Like you just, you can’t take anything for granted and just expect sales to happen out of nowhere. So, you know, especially when, you know, war working under the paradigm where if we get a successful return on this project,
It opens up millions to tens of millions of dollars of opportunity from the capital flow that would want to go through us. But it’s just a critical juncture where we need to add this data point to our track record. So again, even if nothing else happened in our business for the remainder of this year, other than a solid exit here, that would be a key victory. So every single day I’m waking up thinking, okay, is there anything else that we can do?
to support this property being sold for a solid price. Really all three of the child parcels. But we’d also be open for somebody who wanted to purchase two or three of them at once to offload, so long as there’s really solid profit within. And my team understands this as well. So you really have to, again, figure out what is the hairiest problem in the business that’s going to transform.
the business the most over the next to six, 12 months, solve that problem before anything else. And to me, it is that selling that property. Now, can I directly control whether we just get leads to come in and create buyers who are willing to spend 350, 400 plus thousand dollars per child parcel? There’s only so much we can do, right? But every single day,
You know, we still need to be checking in on that and figuring out what else do we need to do to support. So I’m basically checking in with the broker every three to four days, sometimes even more often than that to check in on activity, what type of call, site visits might’ve been scheduled.
and additional marketing plans that we can really pursue. So the state of this particular project, it’s on MLS, all three of them are on land.com as well. I wish the broker had a signature land.com account. Fortunately, and this is the thing, it’s like, we know land.com, they charge an arm and a leg, super expensive to work with them.
So, but like check the market that you’re working in because some markets are far more competitive and might have a ton of signature listings that you have to compete against. Whereas, you know, central Tennessee, it’s a little bit more boutique, less listings on average. And, you know, there was only one other broker who had a listing that was prioritized. Everybody else had normal accounts. So we’re still showing up.
you know, basically at the top here, it’s not like a major advantage. You’re really not being pushed down the, the line. So, you know, whenever you’re trying to strategize with land.com, like look at how competitive of a market you’re in and you know, how many agents are going to have the premier accounts to, bump your listings down. just something to keep in mind there. So we got that up and to round out the.
digital marketing side of things, you know, similar to what we were doing with our more problematic Tennessee listings is that, okay, let’s join all of the Louisiana land Facebook groups and also prep listings for any of the general, you know, U S land listing groups as well and prepare postings on those. And because you have to be aware, you know, you don’t want to get flagged for spam and
You know, we have three child parcels for sale. Um, you know, the strategy was like, okay, let’s advertise, you know, the whole package. Hey, we have three parcels here. can pick which ones you want to pick, which one you want to look at, or here’s all of them to consider. And, um, my assistant also prepped depending on what type of group we’re posting in different, um, angles for how the Facebook post is being conveyed. You know, is it more of a.
luxury land type posting. Is it more oriented here is a place to raise your family and a handful of others. One that’s like a little bit more urgent and transactional. Hey, we’re like price below market as well. And this also helps because Facebook is just really difficult to.
you know, work within their algorithms and you you don’t want to get flagged by spam or getting risks being flagged by spam by whoever the moderators or administrators are for these various land groups. They can also be fickle to work with. So, you know, we’re trying to come in with different variations again in the world of AI. This should be very simple to do. If you have a certain prompt and angle, so you can kind of match.
whatever posts are performing the best and then figuring out, okay, if some posts are going to work better in, or, you know, some posts could work or variations of posts could work in multiple or the same group. Sorry, I’m getting confused. My words here. Then you can also see, okay, it is one of these getting potentially more engagement or shares or comments and so forth. Likes.
Then you can orient around the one that’s performing a bit better. So you’re getting some you know ABC testing as well and very fortunately we actually weren’t even in touch with our land investor partner on this but you know, he has a more of a focus within Louisiana and has been posting already the land for sale with some pretty solid marketing within these groups too, so we can kind of double dose by
you know, utilizing our land investor partner, which, yeah, it’s just great when they’re taking initiative to, you know, try to move on the Dispo side too. There’s a lot of money for them at stake as well. And then we can handle it on our side too. And then moving…
Moving on.
from that. Sorry, there was something that came in here. Hopefully the AI is shortening up that pause there is just our realtor was also indicating, you know, has a lot of experience within the area and, you know, has indicated, you know, regardless of what we post in online, like most of his leads come in through just attracting local investors.
or, know, potential buyers through physical signs. So, I think I’d already discussed in our previous podcast is, is just that he was going to prep a larger, three by five foot, sign, and we were going to post that.
at the entrance to the property closest to the main road. And then we’re going to have separate signs at each of the child parcels. And so, you know, it gives people an option of, you know, considering, okay, which type of parcel am I looking for and understanding, hey, there’s three different types of properties to look at here. And the main big sign will have a map of the aerial of the property as well. So they can get an indication of
value add that we did. And at the same time, because our property is on a dead end street, mean, some really beautiful residential, residentially developed properties in that neighborhood, know, nice pools and so forth, cleared areas. You know, nevertheless, on a dead end street, the traffic’s usually going to be a bit less. So the broker had already gone out of his way and he’s implementing a lot more of just creating directional signs throughout the town. Hey, you
property this way, you want to go check this out, like come and see it. And I also asked, okay, you know, the property owner who’s on the corner of the intersection of our dead end street and the main county road, can you try reaching out to them and seeing if you could put the big sign on their property instead so that we could get more visibility on like, hey, you know, here’s three child parcels on this dead end street.
you know, come and, check it out. and, know, instead of kind of banking on people, turning on down a dead end street, think the visibility is just going to be far less. So our broker who fortunately knows who that neighbor is, but probably is on vacation at the moment. no response yet is just trying to reach out to her. it should be a friendly relationship. I mean, she has a large property.
You know really shouldn’t be an issue, but you know you always got to get permission for this anyway And seeing yeah if we can put that sign there for better visibility as well and then You know any other calls that the realtor is getting you know because he has a number of other listings in the area but you know most of those are a little bit more inferior and You know there
the sellers are trying to price higher than what those properties are worth. But because he also knows like, okay, the ones that we’ve worked on together and are listing with him, like those are the most premier. He’s trying to direct people, hey, you if you were considering this property, like go, take a look at these other ones, just trying to funnel some folks in and get them to see, hey, like, look at how beautiful these are. And,
So he’s just using every opportunity. Okay. you know, not necessarily trying to prevent a sale on some of the other properties of listing, right? Cause that’s like, you know, fiduciary duty, responsibility to the client. But it’s like, if there’s any just open consideration, it’s like, well, here’s what else we have available. that, that we’re listing here too, that could be an even better fit. and then he has actually another out of town.
client based in Texas actually who has family in the central Louisiana area and is looking to purchase a larger lot in the area too. So he has already a meeting. He’s going to be pushing this property and saying, okay, yeah, this could be a really good Avenue for you to jump in here. But you know, again, there’s only so much we can control here, but like we’re trying to tackle every single angle possible.
from both local marketing to digital footprints, funneling anybody who calls in for a particular brokerage plus their social media consultant is coming in over the next week and then they’re gonna be doing bigger pushes for our property as well on their social accounts. So again, we’re just trying to tackle it whatever direction we can to…
push, push these properties and try to try to get a sale because again, it’s, it is tougher out there at the moment. you know, very few dispositions are just happening easily. A couple have worked out well for us without like too much crazy effort. but that’s also like just having solid characteristics, especially large ones like these. your buyer pool is going to be smaller and when so much can hinge within your business and the return.
Profile can be so significant. It’s like okay figure out what What needs to be done? To get this thing sold and make sure your team is aligned for Doing whatever it takes to find a way to get a sale So hopefully these tactics are helpful for you in your own journey Whatever type of property that you’re trying to sell here so you can implement and keep portfolio moving because if you can succeed
succeed in a difficult market, you can do it in any market. So that is the mentality that we’re taking. And, you know, just got to keep adapting. So with that in mind, Serious Land.Capital for any of your funding needs. Again, we really prefer properties over 150k purchase price going forward here. That is the market we’re trying to target.
as we look to scale with more experienced operators along with ourself and then Land Daily Diligence Facebook group for zero cost review of your land deals and landpriced.ai for the most reliable land pricing tool on the market. With that in mind, subscribe and share. Talk to you next time. Bye.
