Ideas to move large tracts of land for 1031 Exchange! 250+ acres

[John Vick]

Hello all,

I'm representing a trust that wants to put their land up for sale only with 1031 exchange. The land is in a good area and currently zoned Agricultural. New buyer can and does have the ability to rezone residential and one of the 3 tracts can be zoned Commercial/Mixed Use. I've had developers and other investors present lowball offers.  

I was hoping to get a different perspective on some effective ways you've marketed or found buyers for a 1031 or some suggestions to get this multi-million $$ deal heading in the right direction. I'm a Realtor and do quite a bit of raw land sales. Any ideas or suggestions are appreciated!