The National Land Podcast

Someone could list your land for sale today, find a buyer, close the deal, and pocket the money. You would not know it happened until it was too late to stop it. This is not hypothetical. It is happening right now across the country, and vacant land owned free and clear by out-of-state or absentee owners is the number one target. In this conversation, National Land Realty broker Ryan Schroeder out of Nebraska, compliance director Jeramy Stephens out of Arkansas, and COO Susan Floyd out of South Carolina pull back the curtain on every major fraud scheme hitting the land industry today. They break down seller impersonation, where scammers mine public records to steal a landowner's identity and list property they have never set foot on. They cover wire fraud and how a single intercepted email has cost buyers and sellers everything at closing. They walk through forged quitclaim deeds, contract flipping, and the fake earnest money check scheme that catches agents off guard more than people realize. More importantly, they tell you exactly what to do about it. From free government monitoring tools like propertyfraudalert.com to why putting land in an LLC adds a layer of protection most owners never consider, this episode is a practical checklist for inherited landowners, rural investors, real estate agents and anyone sitting on property they do not visit regularly. If you own land and nobody is watching it, this one is for you. Visit National Land Realty to contact an agent or view our inventory https://www.nationalland.com Fraud Resources: Forewarn https://www.forewarn.com/ TrueCaller https://www.truecaller.com/ True People Search https://www.truepeoplesearch.com/ Property Fraud Alert https://www.propertyfraudalert.com Home Title Lock https://www.hometitlelock.com/ Register of Deeds office (Local Resource)

Understanding Timber and Timberland Investment with John Ross Havard Most people who own timber have no idea what it is actually worth or what it takes to harvest it. John Ross Havard, a consulting forester and land agent based in Alabama with National Land Realty, breaks down the realities of owning timberland for private landowners who make up roughly half of all timberland ownership in the country. John covers why small-acreage timber is harder to monetize than most people assume, what the minimum acreage and access requirements look like before a harvest makes financial sense, how thinning cycles work for planted pine, and why clearcuts get a bad reputation they do not always deserve. He also explains the difference between TIMOs and REITs for investors who want timber exposure without owning land outright, and why the best buys right now are properties priced as pure timberland with untapped recreational potential. Talk with John Ross Havard https://nationalland.com/real-estate-agent/john-ross-havard Visit National Land Realty to see our listings https://www.nationalland.com

2026 Land Market Outlook with Jeramy Stephens, National Land Realty Few people in the land industry see more deals in a year than Jeramy Stephens. As compliance director at National Land Realty, he has eyes on roughly 1,700 to 2,000 transactions annually across Arkansas, Tennessee, Oklahoma, Missouri, Louisiana, Mississippi, and Ohio. In this conversation, Jeramy breaks down what the land market actually looks like heading into 2026, from the squeeze tariffs and rising input costs are putting on Arkansas rice and cotton farmers, to the correction happening in rural mountain properties bought at inflated COVID-era prices. He covers why premium farmland and high-quality duck hunting ground remain surprisingly strong, how the generational transfer of wealth is quietly fueling land purchases, and why the land market is always the last asset class to move when broader economic uncertainty hits. Talk to Jeramy Stephens https://nationalland.com/real-estate-agent/jeramy-stephens Visit National Land Realty to see our listings https://www.nationalland.com

California's agricultural land market is unlike anywhere else in the country, and right now it's navigating two forces at once: collapsing commodity prices for specialty crops like almonds and pistachios, and sweeping groundwater pumping restrictions that are rewriting land values from the ground up. Brian Neufeld, a land agent based in California's Central Valley with licenses across Alabama, Florida, and Georgia, breaks down what those forces mean for buyers and sellers heading into 2026. He covers how water supply has become the first question every buyer asks, why some properties have sat unsold while sellers wait for a market that may not return, and where hidden value exists in so-called "white land" areas with restricted water delivery. For investors willing to do the underwriting work, Brian sees opportunity in a market that is painful today but structurally limited in supply long term. Talk to Brian Neufeld https://nationalland.com/real-estate-agent/brian-neufeld Visit National Land Realty to see our listings https://www.nationalland.com

What does the agricultural land market really look like heading into 2026? Shannon Schlachter, a land agent based in Holyoke, Colorado, just 14 miles from the Nebraska border, breaks down current conditions across northeastern Colorado and western Nebraska. Shannon covers why dry land acre prices have softened from $2,200 toward the $1,950 to $2,000 range, how high input costs, 9% operating note interest rates, and drought conditions are creating widespread buyer hesitation, and why FSA relief payments could be the catalyst that jumpstarts activity in Q2. She also outlines three distinct seller profiles emerging in this market and explains why, for patient investors, this valley in land values may represent a genuine buying opportunity before appreciation returns. Talk to Shannon! https://nationalland.com/real-estate-agent/shannon-schlachter Visit National Land Realty to see out Land for Sale https://www.nationalland.com

Oklahoma land broker Dillon Smith returns to The National Land Podcast for a boots-on-the-ground update on the western Oklahoma land market — and delivers the kind of straight talk that only comes from an agent who's actually closing deals. Based in Kingfisher, Dillon breaks down exactly what's moving and what's sitting: cattle pasture is gaining value on the back of a red-hot beef market, wheat ground is softening as input costs outpace grain prices, and recreational hunting land is holding steady for the right tracts in the right spots. The central theme of this episode is pricing discipline. Dillon explains why overpriced listings are stalling out across the board, how he handles the hard conversation with sellers who bought at peak prices and now expect peak returns, and why he believes western Oklahoma has shifted into a buyer's market — where pricing correctly isn't optional, it's the whole ballgame. He also digs into highest-and-best-use analysis, water access as a rising factor in land value near Oklahoma City's suburbs, and the land improvements (ponds, fences, access roads) that are actually moving the needle for sellers. Whether you're buying, selling, or holding farmland, ranch ground, or hunting property in Oklahoma or anywhere in the rural Midwest, Dillon's practical advice on market timing, seller expectations, and broker pricing opinions is the kind of insight that helps you make better land decisions. Talk to Dillon Smith https://nationalland.com/real-estate-agent/dillon-smith Visit National Land Realty https://www.nationalland.com

Farmer Mac’s Jackson Takach returns with a title update and a clear read on the new USDA outlook. He unpacks why USDA revised 2025 net cash farm income down by about 30 billion dollars, then sets 2026 at 158 billion dollars with roughly 44 billion dollars of support payments, about 30 percent of profits. Inputs are still high for grains and oilseeds, while protein sectors benefit from cheaper feed and steady demand. Land values look similar to 2025 with strength in cattle and recreational areas, caution in the Delta, and water-sensitive pockets out West. Jackson closes with rate risk, fertilizer and trade wildcards, and a simple plan for producers to time operating, intermediate, and long-term debt. Farmer Mac https://www.farmermac.com/ The Feed https://www.farmermac.com/news-events/the-feed/ National Land Realty https://www.nationalland.com USDA pegs 2026 net cash farm income at about 158 billion dollars after marking 2025 down by roughly 30 billion, with about 44 billion coming from support programs. Grains and oilseeds face tight margins from high inputs and softer prices, while cattle, hogs, and poultry see better profitability on lower feed costs and solid demand. Farmland outlook echoes 2025: firmer in cattle and recreation zones and near metros, softer pressure in the Delta across soybeans, cotton, and rice, and localized water risks in the West. Financial health remains okay at the sector level with lower debt-to-asset ratios and easing short-term interest expense, though planning matters. Key swing factors for 2026 include fertilizer supply, trade flows, drought, and biofuels demand; producers should set a written plan for operating, intermediate, and long-term debt. Farmer Mac updates: earnings call on February 19, quarterly webinars, The Feed, and a Farmland Price Index based on actual trades coming soon.