Are you a landowner or developer weighing an auction vs. traditional listing—or a land agent who needs a faster, cleaner path to price discovery?

In this episode of The National Land Podcast, host Mac Christian sits down with Joel King—a 42-year real estate veteran (licensed across the South/Midwest)—to explain when auctions win, how to run them right, and when to walk away.

When to choose auction: marketable asset, real buyer pool, and the ability to create competition (not every property qualifies).

Subdivide smart: use local regs (septic/well/roads) and multi-par bidding to expand affordability without torching community goodwill.

Auction types, plain and simple: reserve vs. absolute, sealed-bid, and why Dutch auctions are rare.

Timeline that actually happens: ~45–60 days to auction, ~30 days to close—about 90 days end-to-end.

Due diligence that protects you: title search early, screen the seller (SOS), require bidder access, no post-auction contingencies, and order Phase I (and II if needed) for potential EPA issues.

Price discovery by competition: the crowd validates value; proper increments and structure prevent the “sold for a dollar” myth.

Marketing that moves the needle: rifle (targeted) > shotgun; local/regional/national mix; weekdays for commercial; avoid big game days; Midwest selling season is Sep 15–Mar 15.

Creating value: utilities/road tweaks, owner-finance options, and bank/REO case studies where breaking into digestible tracts unlocked 6-figure gains.

Expectation management: don’t “buy the listing.” Need/want ≠ value (your four heirs wanting $1M each doesn’t set price).

Landowners who want a 90-day exit or real price discovery

Developers/land funds, banks, trustees, receivers moving inventory at scale

Ag operators pruning marginal tracts to strengthen balance sheets

Land agents/brokers adding a proven auction tool to close tough listings

Bottom line: If more than one qualified buyer wants it, a well-run auction can beat months on the market. Get the right team, do the diligence, set a real timeline, and let competition do its job.

Talk with Joel King

https://nationalland.com/real-estate-agent/joel-king

National Land Realty

https://www.nationalland.com