For buyers
How buying land here works
No agents, no bidding wars, no mystery. Here is the entire process, and the list of things you should verify yourself before you send anyone money.
- 01
Find a parcel
Every listing shows acreage, the assessor parcel number, legal description, access, zoning, utilities, annual taxes, and the price — cash and financed. Nothing is held back until you call.
- 02
Do your own due diligence
We link the county GIS map and assessor record on each listing. Confirm the boundaries, the zoning, whether the access is legal or just a two-track someone has been driving, and what the county will let you build. If you can walk the land, walk it.
- 03
Ask us the hard questions
Wetlands, floodplain, easements, back taxes, HOA dues, why we are selling. We will tell you what we know and say so plainly when we do not know.
- 04
Reserve the parcel
A deposit takes the parcel off the market while paperwork is prepared. We tell you up front whether that deposit is refundable and under what conditions.
- 05
Close
Small cash purchases can close directly with a recorded deed. Larger or financed purchases go through a title company or attorney — you can always insist on one, and we recommend it.
- 06
Take the deed
The deed is recorded in your name with the county. You get the recorded copy, and the county tax record moves to you at the next cycle.
Owner financing
On most parcels we will carry the note ourselves. That means a down payment, a fixed monthly payment, and a set number of months — no bank, no credit check, and no prepayment penalty. Terms appear on the listing before you contact us.
What you should understand going in: until the balance is paid, the arrangement is a seller-financed contract, and the terms of that contract govern what happens if payments stop. We put that in writing, we hand it to you before you sign anything, and you are welcome to have an attorney read it. If a seller will not give you the financing documents to review in advance, that is a reason to walk away — from them or from us.
Financing is offered on the land itself. We are not a bank or a licensed lender, and nothing here is a commitment to extend credit.
Verify these six things. Every time.
County records are frequently wrong, and ours are copied from county records. This is the short list that catches most expensive surprises.
- Legal access
- Is there a recorded easement or public road frontage — not just a dirt track across a neighbor?
- Zoning and use
- What does the county actually permit? Confirm with the planning department, not the listing.
- Utilities
- Power distance, well/water rights, septic feasibility. Off-grid is fine if you chose it deliberately.
- Floodplain and wetlands
- FEMA flood maps and the National Wetlands Inventory are free and take ten minutes.
- Taxes and liens
- Current tax status, back taxes, and any recorded liens or judgments.
- Boundaries
- GIS parcel lines are approximate. Only a survey is authoritative.
Questions before you start?
Ask them now rather than after closing. We would rather talk you out of the wrong parcel than sell you one.