I have researched this…is land flipping over saturated? Is it dead? What are you guys thoughts? A few years ago it seemed like a hot topic now it’s seems to have cooled?
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Hi @bcombs70, welcome to the forum!
This is a great question, and I think this comes up in every REI niche over time.
In my opinion, the short answer is: No, land flipping isn’t dead—but it has changed.
A few years ago, there were fewer investors in the space, and the strategies that worked then (like sending blind offers at ultra-low prices) were highly effective with less competition. Today, the market has evolved:
- Sellers are becoming more aware of their land’s value due to online data and tools.
- Interest rates and economic shifts have changed buyer demand in some areas.
- More investors have entered the space, making certain strategies less effective than they used to be.
That said, there’s still plenty of opportunity—but the people who have lasted have learned to adapt. For example:
- Better Lead Generation – Instead of just mass mailing offers, investors are using niche lists, SEO, SMS, and better follow-up to reach motivated sellers.
- Creative Deal Structuring – Terms deals (seller financing), partnerships, and subdividing land can open up new ways to profit.
- Market Selection – Some areas are more competitive than others. Investors who research demand trends and avoid oversaturated counties are thriving.
- Higher-Quality Deals – Instead of just looking for the cheapest land possible, many investors are focusing on properties with clear opportunities to add utilities, good access, and strong resale potential.
The “easy money” phase of land flipping may have cooled off, but the business fundamentals are still solid. The investors who innovate, focus on better deals, and refine their strategies are still seeing great returns.
What are you seeing in your market?
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I am not a flipper, but a long term buy and hold guy but I have watched this industry now since it’s inception. What I can tell you here in NC is that what I mostly see flipped is crap. The low hanging fruit is rare and every landowner I know of is sick of getting calls and letters. The low offers have hurt the credibility of the business I think. I am not sure how to find quality land deals now especially with how many people are looking to do the same thing. The sheer numbers of flippers out there really makes a lopsided equation. Is there success to still be had? Sure but it is a low odds game I would say now.
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I can say, North Carolina was the #2 most popular state for land flippers this past year, even more so than Florida, if you can believe it. This comes from a poll we ran in our FB group, where hundreds of land flippers voted on which states they most needed market insights on.
I’m sure you’re seeing a ton of heat in NC, but also realize that in 2024, it was almost THE hottest market in the country.
But your point is well made. Land flipping is a different game than it was 5+ years ago.
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The states are starting to crack down on real estate solicitations. Georgia passed a direct mail solicitation law last May with hefty fines. Same with unsolicited texting, which is illegal under the TCPA despite what you may hear and some people teach.
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More in more FB University, more and more operators pitching for capital, margins were way higher and way easier than wholesaling houses. 10 years ago you couldn’t find out EVERYTHING about a property online. It was a gold rush. Many teachers popped up expanding the number of players. The comment about “crap” is valid. We buy plenty of that. I don’t think of that as real estate investing, more like running a used car lot. This market is perfecting just like any market with competition. If I’ve spent 10k on mail and have ONE lead, I’m going to close that at a higher buy price just to get some capital back. I get RVM’s almost daily from hard money folks. I don’t get the as many on land we own. So there’s still more competition coming.
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North Carolina and South Carolina have basically outlawed assignments as most wholesalers do them and at least in NC the atty general is ramping up crack downs on the business model so that may be affecting some also.