How a listing agent reaches 96% of buyers (not 4%) with a Land & Home listing
A land-only listing only reaches the small slice of buyers who pay cash for dirt. Adding a home model turns it into a Land & Home listing financeable buyers can qualify for — expanding the buyer pool from about 4% to about 96%. The listing stays under your license, in your MLS account. On a factory-built package, you keep your land commission, which is negotiated between the listing agent and the seller, and earn an additional 2% on the home and site work costs at close.
The problem: a land-only listing reaches almost no one
A raw-land listing has one structural limit — it can only be sold to a buyer who can pay cash for dirt or qualify for a specialized land loan, which usually means 20–25% down. That's a thin slice of the market: about 4% of buyers. Everyone else — the buyers who shop with a home mortgage — can't touch it.
That's why land sits. Long days on market, narrow buyer pool, and a price ceiling set by the few who can pay cash.
The move: add a home, reach the whole market
A Land & Home listing keeps the same parcel but bundles in a brand-new home — factory-built or built on the lot — on a code-compliant permanent foundation. Because the finished home is real property, the listing becomes financeable with USDA, VA, FHA, and conventional loans, including 0%-down USDA and VA. That single change expands the addressable buyer pool from about 4% to about 96%.
| Metric | Land-only listing | Land & Home listing |
|---|---|---|
| Buyer pool | ~4% (cash / land loan) | ~96% (financeable buyers) |
| Down payment | ~20–25% | $0 down available (USDA/VA) |
| Your commission | Land commission | Land commission + 2% on the home and site work costs (factory-built) |
Illustrative only — actual buyer pool and commission vary by property and build path.
What it means for the listing agent
The listing stays under your license, in your MLS account:
- You keep the commission. The seller keeps paying your land commission. On factory-built packages, the $6,000 Admin & Closing Costs line item funds the commission on the home portion, so you and the buyer's agent are each paid 2% on the home and site work costs. That 2% is firm.
- You earn an additional 2%. On a factory-built package, you keep your land commission, which is negotiated between the listing agent and the seller, and earn an additional 2% on the home and site work costs at close.
- In most markets, you leave the land listing up. The land listing keeps working cash land buyers while the Land & Home listing opens the property to home buyers. Your MLS sets the rule; Houston (HAR) doesn't allow both, so there the Land & Home listing is the one to run.
- TX Land & Home does the coordination. Home supply (factory-direct pricing) or the vetted BOYL builder, site-work scope, and the MLS-ready write-up — at no cost to you or your seller before closing.
A worked example
Take a parcel with a $99,000 land price, mid-range site conditions, and a factory package:
| Land-only | Land & Home | |
|---|---|---|
| List price | $99,000 | $280,000 |
| Buyer pool | ~4% | ~96% |
On a factory-built package, you keep your land commission, which is negotiated between the listing agent and the seller, and earn an additional 2% on the home and site work costs at close. On built-on-your-lot (BOYL) packages, $3,500 goes to the listing agent's brokerage on top of the land-sale commission. The Admin & Closing Costs line item that funds the compensation is fully disclosed in writing on every listing and itemized at closing. Figures are illustrative only and are not locked until a contract is signed — actual price, commission, and timeline vary by property.
How to list it
You create the Land & Home MLS listing as Single Family Residential, New Construction / To Be Built (not Lots/Land), at the full package price, with manufacturer or builder floor plans attached — and, where your MLS allows it, keep your land listing active alongside it. The Listing Builder walks you through picking the home model, scoping site work, and generating the MLS write-up.
Next steps
- Create a Land & Home listing — the agent-facing pitch and the math.
- Read the agent FAQ — MLS classification, photos, compliance, and showings.
- Review disclosures — the Texas-required disclosures for a Land & Home listing.