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 a thin rural NM buyer pool.	⏱ 6–12+ Months Vacant desert and high-plains parcels in NM are among the hardest land categories to move on the open market.	⏳ 12–24+ Months With no MLS exposure and NM's limited buyer pool, finding a qualified private buyer can take years.
Out-of-Pocket Costs	✓ $0 Out of Pocket We cover all closing costs, including NM county recording fees and title insurance.	⚠ 6%–10% Commission Agent commissions plus NM's Real Property Transfer Tax and county clerk recording fees — all deducted from your proceeds.	✕ Variable Costs You absorb the cost of marketing, a required boundary survey, and any title search — all out of pocket with no guaranteed sale.
NM Legal Requirements	✓ We Handle It All We prepare the deed, manage the title company, and file the required NM Real Property Transfer Declaration (RPTD) on your behalf.	⚠ Partial Help Your agent will guide you, but NM's community property laws and water rights disclosures often require a separate real estate attorney.	✕ Entirely Your Problem You are solely responsible for RPTD filing, deed preparation, water rights documentation, and community property compliance.
Water & Access Issues	✓ No Problem We buy land with no water rights, no legal access, and no utilities — common conditions across rural NM counties.	⚠ Significant Hurdle Retail buyers and their lenders will demand water rights verification and legal access documentation before closing — often a dealbreaker.	✕ Your Liability Undisclosed water rights issues or landlocked parcels expose you to post-sale legal disputes under NM property law.
Closing Certainty	✓ 100% Guaranteed We use our own cash — no lender, no appraisal, no financing contingency that can kill the deal at the last minute.	⚠ Moderate Risk Banks rarely finance raw NM land, meaning your buyer almost always needs cash — a very small pool of qualified retail buyers.	✕ High Risk Private buyers without financing options will frequently request seller financing, exposing you to default risk and prolonged legal recovery.
Property Preparation	✓ Sold As-Is No survey, no perc test, no weed abatement, and no road improvement required — we buy NM land in any condition.	⚠ Prep Work Required To attract retail buyers, agents typically require an updated boundary survey and may push for road access improvements — both costly in remote NM counties.	✕ You Fund Everything Without professional guidance, you may over-invest in improvements that do not increase buyer interest in NM's limited vacant land market.