250+ Land Notes Purchased · $50M+ Funded

We Finance Vacant Land & Buy Land Notes

Damen Capital is a private lender and land note buyer. We fund vacant land loans of $30K to $1M that close in 7 days with no appraisal, and we buy seller-financed land notes for 80 to 90 cents on the dollar. You deal directly with the person who funds the deal.

Get a Free Quote → Text or Call 302-526-0200
$50M+
Total Financed
500+
Loans Originated
250+
Notes Purchased

Subdividing land? We fund the whole cycle: acquisition, partial releases as lots sell, and we buy your seller-financed notes. Subdivision financing →  ·  Own a truck yard or storage lot? Outdoor storage loans →

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, up to 100% financing with cross-collateralization. No appraisal, 7-day closings.

Explore land loans →
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.

Get your 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 · 7 day close · no appraisal
Land acquisition and land flips only. Business purpose, 1 acre minimum. Apply for a land loan →
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 →
What We Do

Direct Capital for Vacant Land, Nothing Else

Damen Capital funds from its own account, so there is no broker, no committee, and no waiting. We make raw land acquisition loans, fund vacant land flip financing for parcels bought at a discount, and buy seller-financed land notes from investors who sell land with owner financing. You work directly with the decision maker. Bids in 24 hours, approvals in 48, closings in 7 days.

New to seller financing? Read the seller financing guide or take the free course. We lend in most states; see where we lend.

Get a Free Quote →
Four Ways We Work With Land Investors
Sell your land note
80 to 90% of balance, quote in 24 hours→ Sell your land with owner financing
We buy the note at closing, you walk away with cash→ Get a land acquisition or land flip loan
$30K to $1M, no appraisal, 7 day close→ Borrow against notes you already own
Pools of 2+ notes, any property type, keep the paper→
How It Works

From Submission to Funding in Days

Same four steps whether you are selling a note or buying land.

Vacant land at sunset
1

Submit Your Deal

Basic details on the note or the land. Takes a few minutes.

2

Bid Within 24 Hours

An indicative bid on your note or terms on your loan.

3

In-House Approval

One underwriter, our own capital. No brokers, no committee.

4

Close in 7 Days

Notes: funds wired at closing. Loans: we fund your purchase.

Real Deals, Real Numbers

Trusted by Land Investors Nationwide

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.

"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.

"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.

See all 27 case studies →
Frequently Asked Questions

Common Questions

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 →

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 →

The value depends on several factors: the balance remaining, the interest rate, the buyer's payment history, and the overall terms. We assess each land note individually to provide a personalized quote. Get a free quote →

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 →

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 →

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 →
Eric Scharaga, Founder of Damen Capital
Meet the Founder

Eric Scharaga

Eric is the founder of Damen Capital and the author of Lienlord. He has been investing in real estate since 2001 and buying notes since 2016, and today he underwrites every land loan and land note Damen funds.

He has been featured on REtipster, Legends of Land, and Land Investing Online, and teaches the free 14 module seller financing course on the Damen Capital YouTube channel.

More about Eric →

For Investors

Invest Alongside Us: Co-Lend on First-Lien Land Loans

We originate more strong land loans than we fund alone. Qualified active co-lenders fund deals with us at 10% interest, first lien, 65% max LTV, our own capital in every loan, with monthly payments deposited automatically by our in-house servicing. $1M+ liquidity required, active participation only.

See the Co-Lending Program →

Have a Land Deal or a Note?

Send it over. Free quote, no obligation, answer within 24 hours.

Get a Free Quote → Apply for a Land Loan