Frequently Asked Questions
Everything you need to know about buying land with owner financing
Owner Financing
What is owner financing?
Owner financing (also called seller financing) is when the property seller acts as the lender instead of a bank. You make monthly payments directly to us rather than a traditional mortgage company. This allows buyers who may not qualify for bank loans to purchase land.
Do I need a credit check for owner financing?
No. We do not run credit checks. Owner financing is available to everyone regardless of credit history. We believe everyone deserves the opportunity to own land.
What down payment is required?
Down payments are flexible and negotiable. We work with each buyer to find terms that fit their budget. Contact us to discuss options for the property you're interested in.
What are the interest rates?
Interest rates vary by property and terms. Our rates are competitive with traditional land loans. The exact rate will be discussed when we structure your financing agreement.
How long are the financing terms?
We offer flexible terms up to 20 years. Shorter terms mean lower total interest paid, while longer terms mean lower monthly payments. We'll help you find the right balance.
Are there prepayment penalties?
No. You can pay off your land early at any time without any penalties or extra fees. Many of our buyers pay extra when they can to pay off their land faster.
Can I use bank financing or VA loans instead?
Yes! We work with all types of financing including VA loans, traditional bank loans, and cash purchases. Owner financing is just one option we offer.
The Purchase Process
How do I start the buying process?
Simply contact us about the property you're interested in. We'll answer your questions, discuss financing options, and if you're ready to proceed, we'll prepare a purchase agreement.
Can I visit the property before buying?
Absolutely. We encourage all buyers to visit and walk the property before purchasing. Contact us to get directions and access information.
What documents will I receive?
With owner financing, you'll receive a Contract for Deed (executory contract) that gives you equitable title and possession rights. This is recorded with the county. Upon completing all payments, you'll receive a warranty deed transferring full legal title. We also provide surveys, plat maps, and required Texas Property Code disclosures.
How long does closing take?
With owner financing, we can often close within 1-2 weeks since there's no bank approval process. Traditional financing may take longer depending on the lender.
Who handles the closing?
We work with local title companies to handle closings. They ensure the title is clear and all documents are properly recorded.
Property Questions
What does "Buy All or Part" mean?
Many of our properties are divisible, meaning you can purchase the entire parcel or just a portion of it. This allows you to buy only the acreage you need at a price that fits your budget.
Are there HOA fees or restrictions?
Most of our properties have no HOA. Any deed restrictions or covenants will be disclosed and discussed before purchase. We believe in minimal restrictions on land use.
What about utilities?
Utility availability varies by property. We'll provide information about electric, water, and septic options for each property. Many rural properties require well and septic systems.
Can I build on the land?
Our properties are zoned for uses that may include residential construction. However, whether you can build depends on county regulations, building permits, setback requirements, soil conditions (for septic systems), and utility availability. Buyers must conduct their own due diligence with county authorities before purchasing. We do not guarantee buildability - this is raw, undeveloped land sold as-is.
What can I use the land for?
Common uses for raw land include recreational activities (camping, hunting), agriculture, ranching, or holding as a long-term asset. Building a home requires permits, inspections, and utility infrastructure that buyers must arrange independently. Specific permitted uses depend on zoning and deed restrictions - verify with county authorities before purchase.
Contract for Deed (Texas Property Code)
What is a Contract for Deed?
A Contract for Deed (also called an executory contract or land contract) is a type of seller financing where the seller retains legal title to the property until all payments are made. The buyer receives equitable title and possession, meaning you can use and enjoy the property during the payment period. Once paid in full, the deed is transferred to you.
What disclosures will I receive?
Under Texas Property Code Chapter 5, you will receive required disclosures before signing, including: the property's current tax status, any liens or encumbrances, survey information, and your rights under Texas law. We provide an annual accounting statement showing payments made, remaining balance, and amounts applied to principal vs. interest.
What are my rights as a buyer?
Texas law provides important protections for Contract for Deed buyers, including: the right to receive an annual accounting statement, the right to cure a default before forfeiture, the right to convert to a recorded deed of trust after certain payment thresholds, and the right to receive a deed within 30 days of final payment.
Can I convert to a recorded deed of trust?
Yes. Under Texas Property Code Section 5.081, if you have paid 40% or more of the purchase price or made 48 or more monthly payments, you have the right to request conversion to a recorded deed of trust, which provides additional legal protections.
What happens if I default on payments?
If you miss payments, we will provide written notice as required by Texas law. You have a right to cure the default within the time period specified. We always try to work with buyers facing temporary hardship. The specific default terms and your cure rights will be detailed in your contract.
After Purchase
When can I use the land after purchase?
Immediately! Once the contract is signed, the land is yours to use and enjoy. You have full possession rights while making payments.
Who pays property taxes?
As the landowner, you'll be responsible for annual property taxes. Texas has no state income tax, and rural land typically has low property taxes.
What if I can't make a payment?
Contact us immediately if you're having trouble. We work with our buyers during difficult times and can often find solutions to keep you in your land.
Can I sell the land before it's paid off?
Yes. If you sell the property, the remaining balance would be paid off from the sale proceeds, and you keep any equity you've built.
Still Have Questions?
We're here to help. Contact us and we'll be happy to answer any questions about our properties or financing options.
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