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 Utah's rural land buyer pool.	⏱ 6–12+ Months Utah vacant land averages 76+ days in good conditions — remote parcels in Emery, Garfield, and San Juan counties sit far longer.	⏳ 12–24+ Months With no MLS exposure and buyers concentrated in a few metros, private rural sales can stretch into years.
Out-of-Pocket Costs	✓ $0 Out of Pocket We cover all closing costs — recording fees, title insurance, and deed prep. Nothing leaves your pocket.	⚠ 5.61%–5.82% Commission Agent commissions average 5.71% in Utah, plus escrow and title fees — all deducted from your proceeds.	✕ Variable Costs You still owe recording fees, title, and escrow — plus marketing and any required survey, with no guaranteed sale.
UT Legal Requirements	✓ We Handle It All We manage the deed, title, and Utah's required Seller's Property Condition Disclosure (Land) form — all on your behalf.	⚠ Partial Help Agents help with disclosures, but water rights documentation through the Utah Division of Water Resources often requires a separate attorney.	✕ Entirely Your Problem You're solely responsible for the SPCD Land form, deed prep, water rights transfer, and all county recording requirements.
Water & Access Issues	✓ No Problem We buy land with no water rights, no access, and no utilities — common conditions across rural Utah where water rights are often held separately from the land.	⚠ Significant Hurdle Utah law requires water right numbers and Division of Water Resources documentation — retail buyers and lenders demand this before closing.	✕ Your Liability Failing to properly transfer appurtenant water rights exposes you to post-sale lawsuits and rescission claims.
Closing Certainty	✓ 100% Guaranteed We use our own cash — no lender, no appraisal, no financing contingency that can collapse the deal.	⚠ Moderate Risk Banks rarely finance raw Utah land — buyers almost always need cash or seller financing, a very small buyer pool.	✕ High Risk Private buyers frequently request seller financing, exposing you to default risk and prolonged legal recovery.
Property Preparation	✓ Sold As-Is No survey, no perc test, no improvements — we buy Utah land in any condition, including back-tax and landlocked parcels.	⚠ Prep Work Required Agents often push for an updated boundary survey and road access confirmation — both costly in remote Utah counties.	✕ You Fund Everything Without guidance, FSBO sellers often over-invest in improvements that don't move the needle in Utah's rural land market.