Called a listing agent about land I will never sell. She stayed two hours.
I own a handful of raw parcels and I hold them a long time. One of them borders a subdivision that's been creeping toward it for about six years, and I wanted a read on what the ground would do if I ever did sell. So I called a listing agent who I'd seen with signs on three lots nearby and told her, straight, that I'm probably not selling this year or next.
She came out anyway. Boots, tape measure, a folder.
First thing she did was walk the road frontage and tell me the number of feet mattered more than the acreage for this particular buyer pool, because the builders who'd want it care about how many driveways they can cut. I've owned this parcel eleven years and nobody had ever put it that way to me.
Then she asked about the utilities at the corner and I didn't know. She wrote that down as a question rather than a problem, which I appreciated. Said a listing without that answer sits, because every builder starts by asking it and if the seller shrugs they move to the next parcel.
We stood at the tailgate for a long time. She told me what she'd want done before it ever went on the market, in what order, and roughly what each thing costs around here. Then she said she'd rather I called her in three years with the answers than next month without them.
I asked why she'd spend a Saturday morning on somebody who told her up front there's no commission in it. She said land listings are how she gets builder relationships, and builders bring her the finished houses to list later. So the two hours weren't charity. Still felt like the most useful conversation I've had about that parcel.