We fund vacant land purchases and buy seller financed land notes across all 102 Illinois counties. Damen Capital is based in Illinois, so this is home ground.
Illinois land runs from Chicago exurb acreage to central Illinois farm ground and the wooded hunting land of the Shawnee Hills in the south. Investors flip it, split it, and sell it on terms.
Close fast and beat other buyers
Statewide Illinois coverage
We value the land ourselves
You deal with the person who funds the loan
Buy vacant land in Illinois with a Damen Capital acquisition loan. Written quote in 24 hours, close in about 7 days.
Selling Illinois land with seller financing? We buy land notes for 80 to 90% of the balance, at closing or any time after.
Acreage and rural homesites on the edge of the metro, where buyers trade commute time for space.
Farm ground and small acreage around Bloomington, Springfield, Champaign, and Peoria.
Wooded recreational and hunting land near the Shawnee National Forest, a steady market for buyers who pay on terms.
Big-buck hunting country along the Illinois and Mississippi Rivers, with timber and mixed tracts.
Rural parcels across the river from St. Louis, with both residential and recreational demand.
Illinois land loans from us are for investors and businesses buying vacant land to resell, hold, or split. Most of what trades fits: hunting and timber tracts in Pope, Johnson, Union, and Pike Counties, farm ground in central Illinois, and exurban acreage in McHenry, Kane, and Kendall Counties.
Loan size runs from $30,000 to $1,000,000 and is up to 65% of value, capped at 80% of the purchase price. Rates are 14% interest only on loans of $100,000 and up and 16% under $100,000, for a 2 year term, with no points at closing. Costs outside the rate are simple: $600 at closing, $25 a month for servicing, a 2% exit fee at payoff, and a 5 month minimum on interest. There is no appraisal. We underwrite from the contract price, recent sold comps, road access, and how fast similar parcels have sold in that county. If the numbers work, you get a written quote within 24 hours and close in about 7 days. Closings run through an Illinois title company.
The parcel has to be at least 2 acres with deeded or recorded easement access. Illinois is a judicial foreclosure state, which makes a clean first mortgage, clear title, and real resale demand matter more than anything else, so that is what we underwrite. Farm ground is often leased, so know the lease terms and when they end before you price the resale. Flood zones along the rivers cut into usable acres; check the flood map before you make an offer.
Hunting and recreational buyers in Illinois often want monthly payments instead of a bank loan, so reselling on terms is a natural exit. If you sell that way, we can also buy the note you create, at closing or later, for 80 to 90% of the balance.
What sells fastest in Illinois is wooded recreational land with a pond, a food plot, or creek frontage, priced for a monthly payment, and small farm tracts that a neighbor wants. Big tillable farms are a different market with its own buyers. Deer hunting drives a lot of rural demand in the western and southern counties, so time your listings for the months before the season.
We do not buy land outright. But if cash buyers are lowballing you or bank financing keeps falling through, sell the land yourself with seller financing: collect a down payment and carry a note. Then we buy that note for 80 to 90% of the balance, at closing if you want, so you walk away with most of your sale price in cash.
Yes. Private land acquisition loans from $30,000 to $1,000,000 anywhere in Illinois, 20% down, no appraisal, about 7 days to close, business purpose only, 2 acre minimum.
Up to 65% of our value of the land, and never more than 80% of the purchase price. Loans run $30,000 to $1,000,000.
14% interest only on loans of $100,000 and up, 16% under $100,000, for 2 years. $600 at closing, $25 a month servicing, a 2% exit fee at payoff, and no points at closing.
Yes. We buy seller financed Illinois land notes for 80 to 90% of the balance, at closing or any time after.
Yes. We are based in Illinois and lend nationwide, so Illinois deals are close to home.
We are a direct hard money and private money lender for vacant land in Illinois. We fund land flips, subdivides, and land you plan to sell on terms, from $30K to $1M at 14% to 16% interest only, with 20% down, no appraisal, no points at closing, and about 7 days to close. Every loan is for business purposes with a personal guarantee.
See our hard money land loan terms →Send the contract and the parcel. Written quote in 24 hours, close in about 7 days.