Vacant Land Note Buyer & Raw Land Loans

Q: Are you a vacant land bridge lender?

Yes. Damen Capital makes short term, interest only bridge loans on vacant land from $30K to $1M, with 20% down, no appraisal, and closings in about 7 days. Land is all we lend on.

No money before closing.

You never send us anything up front. Every fee is on the settlement statement. How to check any lender →

Your LOI amount is your closing amount.

No haircut at the closing table. The only deduction is our $600 closing fee.

$600 flat lender fee.

No points at closing. No junk fees. See a real settlement statement →

No appraisal.

We value the land ourselves from recent sales.

Two Ways We Work

Whichever side of the deal you're on, start here.

Raw land acquisition financed by Damen Capital

For Land Buyers

Get a Land Acquisition Loan

$30K to $1M, as little as 20% down, no appraisal, close in as little as 7 days. Business purpose, 2 acres and up.

Explore land loans →

Get My Loan Quote →

Seller financed land behind the notes Damen Capital buys

For Note Sellers

Sell Your Land Note

80 to 90% of balance, quotes in 24 hours, funding in days. No seasoning required, we buy at closing too.

How note buying works →

Get My Note Quote →

Loan terms at a glance

$30K to $1M · 14% ($100K+) or 16% (under $100K), interest only · 2 year term · up to 65% LTV, 100% with cross collateral · close in as little as 7 days · no appraisal
Land acquisition and land flips only. Business purpose, 2 acre minimum.

Note purchases at a glance

80 to 90% of balance · $50K minimum property value · $25K minimum balance · performing or non performing · no seasoning · promissory notes only
We buy at closing or any time after. Full note buying criteria →

One Lender for the Whole Deal

We lend on the land, then buy the note when you sell.

Most investors need two companies for one deal. We do both, and the note sale pays off our loan at the same closing.

We lend

We fund your purchase

No appraisal, 20% down, close in as little as 7 days.

Buy for $60,000. You put $12,000 down, we lend $48,000.

You sell on terms

You resell with owner financing

Offering terms brings more buyers. Send us the buyer and the terms before closing.

Sell for $100,000. Buyer puts $20,000 down on an $80,000 note.

We buy the note

We buy the note at closing

We pay 80% to 90% of the balance. Our loan is paid off from it the same day.

We pay $68,000 (85%). After the $48,960 payoff, you leave with $39,040.

Example built from our published terms, not a loan or note offer. See every dollar of this deal →

Real Deals, Real Numbers

Recent Loans and Note Purchases

Land Flip Loan · Texas · 12 Acres

$76,000 loan on a $95,000 purchase

14% interest only, closed in 7 days, no appraisal. Borrower resold with seller financing 8 months later.

Read the case study →

Land Flip Loan · Florida · 5 Acres

$57,600 loan on a $72,000 purchase

16% interest only, closed in 7 days. Flipped to a cash buyer in 6 months.

Read the case study →

Note Purchase · Arizona · 20 Acres

Seller collected $74,698 on an $80,000 sale

$50,000 down, $30,000 note. Damen paid $24,698 for the note at closing. 93.4% of sale price in the seller's pocket.

Read the case study →

"I've sold multiple land notes to Eric at the closing table, and his offers have consistently been at the top of the pile. My properties sell much faster than if I held out for cash buyers. My Alabama agents now know the drill and structure my listings around this approach."

— Gary K., sells land notes at closing, Alabama

"For my subdivide projects, Eric is the only lender I call. Sure, I pay more than I would with a bank, but I'm not stuck waiting two months for an answer. His team is easy to work with, which is why I see them as the leader in the vacant land space."

— Jeff M., subdivider

"I've run four different deals through Damen Capital now, and I'm already planning to use them again. The speed and responsiveness stand out, and the terms have always felt fair. Every closing has been smooth, with no drama."

— Caitlyn R., four deals with Damen Capital

See all 27 case studies →

Have an Offer?

What If I Already Have an Offer on My Land Note?

Send it over and we'll give you ours within 24 hours.

Send us the other buyer's written offer along with your note terms. We'll review it and send you our own written offer within 24 hours, so you can line them up side by side. Compare the cash you keep after fees and closing costs, not just the headline number.

Once we send a firm offer, it holds. How a note sale closes shows each step.

Get My Note Quote →Or email us the other offer

Frequently Asked Questions

Common Questions

What is a land note?

A land note is a seller-financed loan used when the buyer of a piece of land agrees to make payments over time instead of paying the full purchase price upfront. If you are the seller, you are the lender. The buyer gets the deed at closing and you hold a lien on the land through a deed of trust or mortgage until the note is paid off. You can keep the note for monthly income or sell it for cash. Learn more →

How does selling my land note work?

Selling a land note allows you to cash out on the payments you're owed without waiting for the full term to end. Once you submit a request, we evaluate the remaining balance, payment history, and the buyer's status. We then make you a fair, upfront offer. Get a free quote →

How much can I get for my land note?

We typically pay 80 to 90% of the remaining note balance and close in about 7 days once you accept. Where you land in that range depends on the down payment, the interest rate, the buyer's payment history, and the terms. Selling the note at the same closing as the land sale? With 20% down, that works out to 84 to 92% of the sale price in cash. Get a free quote →

What is the process for getting a vacant land acquisition loan?

Our loans are designed for land investors and developers who want to purchase property with favorable terms. After submitting basic details about your land purchase, we'll evaluate the deal and send you a custom loan offer. Learn more →

Are you a hard money or private money lender for land?

Yes. We are a direct hard money and private money lender for vacant land: short term, interest only loans from $30K to $1M at 14% to 16%, 20% down, no appraisal, no points at closing, and about 7 days to close. Land is all we lend on. Hard money land loan terms →

Are you a vacant land bridge lender?

Yes. We make short term, interest only bridge loans on vacant land from $30K to $1M, with 20% down, no appraisal, and closings in about 7 days. Land is all we lend on. How land bridge loans work →

Which land lenders allow wraps?

Damen Capital does. Most land lenders have a due on sale clause and make you pay a release on every lot, even when you sell on owner financing. We fund your land flip or subdivide purchase, keep our loan in place when you sell on terms, and modify it into a long term loan at the same rate. Your buyers pay you, and you pay us. How wraps work →

Do I need to be local?

No — we work with land investors and note holders nationwide. Whether you're in Wisconsin, Texas, Florida, or anywhere else in the U.S., we can help. Get your quote →

Is the quote really free and no-obligation?

Yes, completely free with no obligation. We review your deal and provide a fair offer based on the information you share. Get your free quote →

View All Frequently Asked Questions →

We Lend on Raw Land & Buy Land Notes

Whichever side of the deal you're on, start here.

Get a Land Acquisition Loan

Sell Your Land Note

We lend on the land, then buy the note when you sell.

We fund your purchase

You resell with owner financing

We buy the note at closing

Recent Loans and Note Purchases

Eric Scharaga

What If I Already Have an Offer on My Land Note?

What We Fund

Common Questions

Have a Land Deal or a Note?