Buying land directly from us is simpler than most people expect. Here are the questions we hear most about owner financing, reserving a parcel, and how a purchase actually works.
Yes. We finance the land ourselves, so there is no bank, no loan application, and no credit check. Your approval is based on the down payment and term you choose, not on your credit score. That is the whole point of buying directly from us.
You pick a parcel, choose a down payment and term, and reserve it. We prepare your paperwork and you sign at closing. You pay the down payment at closing, then make a fixed monthly payment until the balance is paid. Once it is paid in full, the land is yours free and clear.
It depends on how you finance. With a deed of trust, you receive your deed at closing through a title company and we record a deed of trust to secure the balance, so you hold title from day one. With a land contract, you receive full title once the balance is paid in full. Either way, you have the right to use the land from closing, and the exact path is spelled out in the agreement you sign.
Your rate depends on your down payment and the term you choose. More money down and a shorter term generally mean a lower rate. Rather than publish a rate table, we show you the monthly payment directly in the calculator on each listing, so you can see exactly what you would pay and reserve when a payment fits your budget.
It varies by parcel and by the terms you choose. A larger down payment lowers your monthly payment. You can move the down payment slider in the calculator on any listing to see how it changes the numbers. The down payment is paid at closing, not when you reserve.
There is no prepayment penalty. You can pay ahead or pay off your balance in full any time, and we genuinely encourage it, because it means you own the land outright sooner. If you would like to pay off early, just reach out and we will walk you through it. The specific terms are set in the agreement you sign.
A flat $25 per month covers servicing your account: processing payments, tracking your balance, and handling the paperwork over the life of the contract. It is the same on every parcel and is already included in the monthly figure shown in the calculator.
Life happens, and if you think a payment will be late, the best thing you can do is reach out to us early. There is a grace period, and the specific terms are set out in your agreement. We would much rather work with you than see anyone lose a parcel, so talk to us and we will do our best to help.
We collect a small amount toward property taxes as part of your monthly payment, hold it, and pay the county when taxes come due. Each year we reconcile it. If we collected too much, the surplus is refunded or credited to you. If we collected too little, we let you know and adjust. This keeps the taxes current so nothing is missed.
Yes. We clear any back taxes and liens before a parcel goes up for sale. For cash purchases and for financed purchases closed with a deed of trust, closing goes through a title company that verifies clear title and issues an owner's title insurance policy. For a land contract, the contract itself is the legal record of your ownership, and you receive full title once the balance is paid off.
You do not have to take our word for it. Every listing includes the assessor's parcel number (APN), and you can look it up on the county assessor or recorder website to see the ownership and tax records for yourself. Public records sometimes lag a few weeks or months behind a recent purchase, so if a parcel we recently acquired still shows a previous owner, just ask and we will send you the recorded deed.
Yes. Every parcel is available for cash as well as owner financing. Cash is the simplest path: you own the land free and clear with no note and no monthly payments, and closing goes through a title company. On each listing, the cash option sits at the top of the page.
For cash purchases, and for financed purchases closed with a deed of trust, closing goes through a title company. For a land contract, we handle the paperwork directly with you. Either way, you receive a written agreement that governs the sale.
Yes, and we encourage it. Every listing includes GPS coordinates and a Google Maps link, so you can drive out and walk the parcel before you decide. Drop the coordinates into your phone's map app and it will route you right there. If you would like help locating it, just call or email us.
It depends on the parcel and its county. Zoning, permitted uses, road access, and utilities like power, water, and septic vary from lot to lot. We list what we know on each parcel page, but you should always verify zoning and utility details with the county before you buy. We are glad to point you to the right county office.
A $399 document-preparation fee takes the parcel off the market and holds it for you for 14 days while we prepare your paperwork. It is separate from the price and does not apply toward it. It is fully refundable if you decide not to move forward before you sign your agreement and pay the down payment.
Find a parcel you like, choose cash or financing, and use the reserve button on that listing. You pay the $399 reservation fee, we prepare your paperwork within the 14-day window, and you sign to move forward. If you have questions first, use the contact form on the listing and we will get back to you.