Damen Capital Fund is a direct land note buyer. We purchase seller-financed vacant land promissory notes nationwide — performing and non-performing, no seasoning required. Submit your note and get a written offer in 24 hours.
Most note buyers avoid land. They don't understand how to value rural acreage, they can't move quickly, and they add broker fees that reduce your payout. Damen Capital Fund specializes exclusively in vacant land notes — we underwrite fast, quote accurately, and close in 7 days with no middlemen.
We purchase land notes with our own capital. No broker fees, no third-party delays. The offer we give you is the number you receive at closing.
Generic note buyers pass on land. We focus exclusively on vacant land promissory notes and understand how to evaluate rural acreage, recreational parcels, and seller-financed land deals.
We purchase land notes at origination. You don't need to collect payments for months before selling. Close your land sale and sell your note the same day.
We buy both performing and non-performing land notes. Non-performing notes price at a larger discount, but we don't automatically pass on them.
From accepted offer to funded in 7 days. We handle the title work, prepare the note assignment documents, and wire funds directly to you at closing.
Submit your note details and we'll have a written offer back to you within 24 hours. No obligation to accept. No fees to get a quote.
Not every land note qualifies. Here's exactly what we look for — and what disqualifies a note — so you know before you submit.
The price you receive depends primarily on the buyer's down payment, the loan-to-value ratio, and the interest rate on the note. Here's how our pricing works across typical deal structures.
| Down Payment | Typical ITV | Interest Rate | Typical Purchase Price |
|---|---|---|---|
| 10% | ~58–63% | 9–12% | 70–76% of balance |
| 20% | ~50–56% | 9–12% | 80–84% of balance |
| 30% | ~40–48% | 9–12% | 86–90% of balance |
| 40%+ | <40% | 9–12% | 90%+ of balance |
Pricing also depends on property quality, location, and buyer credit. These are representative ranges — get a quote for the exact number on your deal.
Provide the property address, note balance, interest rate, buyer down payment, and payment history. Takes about 5 minutes. No application fee.
We review the deal and send a written offer. No obligation to accept. If the deal doesn't work for either side we'll tell you why.
Once you accept, we order title and prepare the note assignment documents. We work with a title company of your choosing or ours.
You sign the assignment of note and deed of trust. We wire funds directly to you at closing. Your involvement ends completely — we handle all collections going forward.
A land note buyer is a private investor or fund that purchases seller-financed promissory notes secured by vacant land. Instead of waiting years for monthly payments, the note holder sells the note to a buyer like Damen Capital Fund for an immediate lump sum — typically 80–90% of the remaining balance.
No. We purchase land notes at origination with no seasoning requirement. You can sell your note the same day your land sale closes. You do not need to collect any payments first.
Land notes are a different asset class than residential mortgages. Most residential note buyers avoid land because they can't value rural acreage and their underwriting doesn't account for land-specific risks. Damen Capital Fund focuses exclusively on vacant land notes and can close quickly on deals that other note buyers pass on. Learn more on our what is a land note page.
Yes. We purchase both performing and non-performing land notes. Non-performing notes are priced at a larger discount, but we consider them on a case-by-case basis depending on the property and the loan-to-value ratio.
We offer partial note purchases — you sell a portion of the remaining payments and keep the rest. This gives you immediate cash while retaining some future income from the note.
We purchase land notes in most states. We do not buy land notes from California, New York, New Jersey, Pennsylvania, or Maryland. Contact us if you're unsure about your state.
Submit your note details and get a written offer within 24 hours. Direct land note buyer — no brokers, no fees, 7-day closings.