Aspect	Bubba Land Company	Traditional Realtor	For Sale By Owner
Timeline to Close	✓ 7–30 Days We close on your schedule — no MLS listing, no waiting on Nevada's razor-thin rural land buyer pool.	⏱ 6–12+ Months Most Nevada agents focus on Las Vegas and Reno residential — rural parcels in Elko, Humboldt, and Esmeralda counties routinely sit unsold for a year or more.	⏳ 12–24+ Months With 80%+ of Nevada being federal land, the private land buyer pool is extremely limited — FSBO rural listings rarely attract qualified buyers.
Out-of-Pocket Costs	✓ $0 Out of Pocket We cover all closing costs — including Nevada's $1.95/$500 transfer tax, title, and recording fees.	⚠ Up to 10% in Fees Nevada land commissions run 6%–10% due to longer sales cycles — plus transfer tax and escrow, total seller costs hit 8%–10% of the sale price.	✕ Variable Costs You still owe transfer tax, title, escrow, and recording fees — plus marketing costs, with no guaranteed sale.
NV Legal Requirements	✓ We Handle It All We manage the deed, title, and all disclosures required under NRS Chapter 113 — including open range and zoning notices — on your behalf.	⚠ Partial Help Agents handle standard disclosures, but NRS 113.065 open range notices and Clark County's gaming enterprise district disclosures (NRS 113.080) are frequently missed on rural land.	✕ Entirely Your Problem Missing a required NRS Chapter 113 disclosure gives buyers the right to rescind the sale — or pursue treble damages after closing.
Mining & BLM Issues	✓ No Problem We buy land adjacent to BLM, with active mining claims, or encumbered by R.S. 2477 rights-of-way — conditions that stop most retail buyers cold.	⚠ Major Hurdle Nevada has more active mining claims than any other U.S. state — lenders will not finance parcels with surface use conflicts, and most residential agents lack the expertise to navigate them.	✕ Your Liability Failing to disclose known mining claim encumbrances or R.S. 2477 rights-of-way exposes you to post-sale legal action under NRS 113.150.
Closing Certainty	✓ 100% Guaranteed We use our own cash — no lender, no appraisal, no contingency that can collapse the deal.	⚠ Moderate Risk Banks rarely finance raw Nevada land — buyers must pay cash, and appraisals on remote desert parcels frequently fall short of the agreed price.	✕ High Risk Private buyers often demand seller financing, exposing you to default risk with little legal recourse in Nevada's rural counties.
Property Preparation	✓ Sold As-Is No survey, no improvements, no weed abatement — we buy Nevada land in any condition, including back-tax and landlocked parcels.	⚠ Prep Work Required Agents push for a boundary survey and legal access confirmation — both costly and time-consuming in Nevada's vast, remote counties.	✕ You Fund Everything FSBO sellers often over-invest in prep on parcels that retail buyers simply won't finance or purchase at a fair price.