$119K for 8.5 Acres — We Called the Seller LIVE | Dr. Dirt Office Hours Ep. 4

A member brought a real off-market deal and put the seller on the phone live, so we underwrote it on the spot. In Episode 4 of Land Office Hours, Dr. Dirt (Sam Rauchwarter of Blue Ox Land Company) breaks down 8.5 acres on Lake Limestone, Texas listed at $119K: physical vs legal access and why a landlocked tract can crater from $14K an acre to $2K, how to slice it for road frontage, which lot a buyer actually wants, and how to comp land in a non-disclosure state. Then a full offer formula worked backward from market value on a 73-acre farm, a seller-finance partnership to bridge a price gap, soil maps, and Sam's buy box. 📍 Register / get the Zoom link: blueoxlandco.com/dr-dirt-office-hours 📑 Submit a parcel for me to underwrite live: blueoxlandco.com/submit-a-deal Live every week (all Central): Monday 6:00 PM · Wednesday 12:00 PM · Friday 9:00 AM CHAPTERS 0:00 A member brings a live off-market deal 4:33 The deal: 8.5 acres on Lake Limestone, TX — $119K 8:41 What it's worth: price per acre 12:47 Putting the seller on the phone live 16:28 Why calling sellers live is the move 26:01 Physical vs legal access (why landlocked craters value) 30:36 Subdividing for road frontage: drawing the lots 38:00 Which lot would a buyer actually want? 42:06 Finding demand: call a local realtor 44:51 Comping in a non-disclosure state (Texas) 59:16 Sam's land buy box (+ the car-wash criteria) 1:04:33 Breaking down a 73-acre farm: ag land, bushels & leases 1:09:13 Why no road frontage kills the subdivide exit 1:11:13 The offer formula: working backward from market value 1:18:10 Seller-finance partnership to bridge a price gap 1:25:45 Sold comps, days-on-market & soil maps 1:34:27 Wrap-up & session times #landinvesting #rawland #offmarket #subdivide #realestateinvesting