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MLS is not a strong venue for farm land here. Land gets into commercial brokerage, and commercial networks trump MLSs.
Listing it with Farm Bureau might do well. Better yet, LoopNet. MLS is something to consider, but other venues are stronger, IMO.
Of course, the OP is in Kansas, and I am not. Local markets may function differently.
MLS is a must. Your not hitting a large population of buyers who only see websites pulling from MLS.
The question should be MLS and where else.... MLS is a bare minimum.
A good buyer may be the abutters. Try mailing them a letter.
You said you had an appraisal done. What were the comps based on? How long ago? I cant imagine there would be good comps for a 160 acre farm with house. Properties like this are very rare.
Is there, at least, a for sale sign on the lot with price and acreage?
We approached the abutters first as they are the ones who rent the land for farming. They said that they would have been interested ten years ago, but are getting older and are planning to scale back. The appraisal was done just before we put the farm on the market, about 18 months ago - and the real estate agent is the one who did the appraisal. The sign in the yard and at the edge of the land has a number for text or cell phone information.
A real estate agent, unless they are also an appraiser, doesn't do an appraisal, they do a comparative market analysis. An appraisal is done by a professional appraiser and is very different from a CMA. That's why buyers (or, rather, the buyer's lender, though the buyer pays for it) require an appraisal for any purchase in which a loan is involved (and anyone paying cash is wise to have a professional appraisal done, too).
The agent is a professional appraiser. Sorry, I should have made that clear.
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