Dashboard
Your whole pipeline at a glance. All numbers update as you work the other tabs.
π€ Automation desk Β· Claude works while you don't
Seven Claude agents run on schedule and file their work in the project folder: Dirt Brief (daily noon β call list, mail due, DD deadlines) Β· Comps runner (Tue β _Automation Reports/Comps Log.md) Β· Listing audit (Wed β Listing Audit.md) Β· Campaign analyst (Fri β county grades & next week's mail split) Β· AI improvement scan (Sat β IMPROVEMENTS.md, mark items β /β) Β· Bookkeeper (1st β _Bookkeeping/) Β· County records drafts (1st β review & hit Send in Gmail). The fuel for all of it: click Backup after every session β no fresh JSON, no fresh briefs. Manage schedules in Claude β Scheduled; fire ad-hoc jobs from your phone with Dispatch.
π₯ Needs action now Β· no lead goes quiet
Every active lead must have a next step. This list shows anything stalled, overdue, due for a follow-up letter, or ready to resurface β work it top-down every day.
Pipeline by stage
Performance
Funnel & conversion Β· know your numbers (Apke)
Land is a numbers game β watch these to see where deals leak and what a deal really costs you. (Mail cost assumed β $0.65/piece.)
Offer engine β pace & acceptance Β· volume is the engine (McCall)
Rule of thumb: more than ~1-in-5 offers accepted means you're offering too much; 1-in-20 to 1-in-40 is normal for blind offers. Set your monthly offer target in Settings.
Tasks & reminders due
Workflow β click a step to go there
County Records Requests
Generate the emails that ask county treasurers/assessors for their delinquent-tax & vacant-land lists. Claude can send these from your business Gmail and log the replies.
1. Pick a county & build the request email
2. AZ county contact directory Β· + sell-through discipline
Pre-loaded with the priority counties from your playbook. Add the exact email once you confirm it on the county site; it saves automatically. Sold 90d and Median DOM are your sell-through check β refresh them monthly from Zillow/Redfin's sold-land filter before weighting mail spend toward any county.
3. Request log
Which counties to target β market intel land-sale volume & owner-age proxy
Annual land-sale volume (liquidity)
Median resident age (owner-age proxy)
Leads
Every parcel, one place β import, clean, score, price, and work each from New to Sold. Click a stage to filter; switch the table view for work / pricing / disposition columns.
Pipeline
Import a county list (CSV) file or paste
Import a list (CSV)
Clean, score & scrub standardize Β· dedupe Β· McCall filter Β· motivation score
Run the cleaner
McCall list scrub β which parcels to keep
Joe McCall's "Flip Dirt, Not Houses" filter: keep right-sized, accessible parcels with room for margin; set the rest aside. Set the rules, then run β each record is marked Keep / Review / Drop. (Set each parcel's Access in the Records tab so landlocked ones get caught.)
How the motivation score works
0β100. Higher = more likely a motivated, below-market seller. Tune the weights to your market.
Deal Analyzer
Turn comps into a disciplined blind-offer price for every parcel. This is where the profit is made β never offer more than the model says.
Pricing rules
Comps β market value Β· Apke method
Land data is thin, so work each comp individually (Daniel Apke, One Lot at a Time): lead with recent Sold comps; add Active/Pending listings to fill gaps but discount them since land sells below asking. Match acreage buckets β a 2-acre lot's $/acre β a 40-acre tract's. This tool discounts actives, flags size mismatches, and uses the median adjusted $/acre (resists a single outlier) as your market $/acre.
Reverse calculator β Max Allowable Offer
Work backward from how you'll exit. Your highest safe offer = expected resale β the profit you require β all your costs.
Mail β offers out & responses in
Your buying outreach: blind-offer letters & postcards with QR/card-number response, property-type targeting, and multi-step follow-up sequences. Every send is tracked (touch count + mailed date) on each record.
1. Compose
Available merge fields (click to insert)
2. Choose recipients
Log a response
Seller call kit β what to ask & say
Apke's stance: be a friendly problem-solver, not a pushy buyer. Let them name a price first, then anchor to comps, back taxes, and the certainty you offer (cash, cover closing, no fees). Pick a parcel to capture notes and build a one-page deal report.
Qualifying questions β find the motivation
Negotiation moves
Call script β what to say
Recent responses
Campaign stats β where your mail dollars work
Letters sent vs responses vs deals, per county. Industry benchmark is ~1% response on a well-priced list β a county running well under that after 2β3 drops means fix the list, the letter, or leave the county. Weight next month's mail toward the counties earning it.
Sell β market a parcel you own
Generate listings, neighbor & realtor outreach, and platform-ready copy for the land you're reselling.
1. The parcel & price
1b. Price-to-sell schedule & owner-finance returns
Apke: price it to move, and if it sits, cut it on a schedule β a lot that lingers is priced wrong. Uses the cash price + terms above.
2. Generate copy
3. Neighbor mailing β sell to the people next door
Adjoining owners often pay a premium for the lot beside them β mail them first. One per line: Name β mailing address. These auto-load when you pull an owned parcel, and save back to it.
3b. Buyer list β reverse match Β· line up the exit before you buy
Only close when the exit is basically pre-lined-up. Log every inbound buyer inquiry, interested neighbor, builder, and repeat land buyer here. The Deal Analyzer, deal reports, and the accepted-offer workflow all check this list and show how many buyers match a parcel (county + acreage + budget).
4. Realtor network β send parcels to active local land agents
Build a list of agents who actively list land near your parcels, then email them your for-sale inventory. Claude researches who's selling within your chosen radius; you send from your business Gmail.
5. Open a βpost a listingβ page
6. Publish inventory to reddirtlandco.com
Builds the website's Land for sale page from your Owned/Listed parcels and the homepage's Recently purchased proof section from your Sold parcels. Downloads two files β drop them into Red Dirt Land Co/Website/ (replacing the old ones) and deploy the folder to Netlify per the README there. Never changes DNS.
Documents
The LGPass core, rebuilt and free: fill purchase agreements, deeds, promissory notes, and land contracts in seconds.
Settings & Backup
Your business details (merged into every email, letter, and document) and your data safety.
Business profile
Valuation & pricing defaults (all parcels)
Market value comes from comps (use the Analyzer's Comps tool / βHave Claude pull compsβ from Zillow, Lands of America, LandWatch). These rules then set buy and sell prices automatically. The single-parcel deal calculator (Analyze tab) applies the deductions and outstanding taxes.
Deduct from the buy % for each problem the parcel has (then subtract any outstanding back taxes):
Apke due-diligence deduction (Deal Analyzer subtracts this for each checklist item you flag as an Issue on a parcel):
Deal-making discipline
These drive the Dashboard's βNeeds actionβ list and Offer engine: your monthly mail-offer target, the due-diligence window written into your purchase agreement, and when a dead lead automatically resurfaces for another touch (βnoβ often becomes βyesβ later).
Data & Google Drive backup
Red Dirt Land Co/apps/. Click Backup in the header after each work session and save the JSON snapshot into Red Dirt Land Co/data/. Drive then versions and off-sites it automatically β free.