If all you mean by "governance" is a set of rules or institutions, then I agree that this can be both voluntary and beneficial. All I was saying is that the state /political authority is not, and it seems that you agree with this too.
Obviously "black" markets do not exist in a vacuum, but is part of overall society. But I still think such markets give us an indication that the claim that market activity requires the state is mistaken. The evidence is on the side of that market exchange is independent from and prior to the state, and can and would exist without the state.
A black market for land is hard because land is so visible and difficult to hide from the authorities.