The sale of land in the capital district or anywhere is much different than the sale of a house. There is a lot of "ground work" that needs to be done prior placing land on the market. The most important of the preliminaries is to determine the highest and best use of the land, the zoning of record, proof of absolute ownership by the seller and that the seller has warranty deed, clear marketable title and boundaries can be defined,proven and displayed on paper as well as at the site. Preferably the boundaries should be marked or staked prior to offering the land for sale. After the establishment of these items that I mentioned, a price must be established that is fair market value. Along with this research comes a formulation of who the right buyer will be for the land, ie a business, a developer, a private individual, a franchise, a builder, or a speculator to name a few. In most markets the comparable sold properties are not easily found. The seller and the broker must work closely to determine a price that is competitive and will be attractive to buyers in the marketplace. All of this must be done before the land is even listed by the broker in order for the broker to be able to respond to inquiries with competence. Land sales are usually a long involved process and listing time can be up to 2 years. That's why pricing is crucial. Many realtors work for firms that have a set commission for land but others will be able to negotiate their fee. Some realtors will represent you in the sale but will require a retainer in addition to a commission based on the selling price. The highest commission I have seen lately is 10% which usually includes a 4-5% sub agency commision payable to the broker that represents the buyer. .