If you're a land agent or land broker specializing in vacant land, you already know the biggest challenge: most buyers can't pay all cash, and banks won't write mortgages on raw land or undeveloped acreage.
Your listing sits for months. You lower the price. Still nothing. The seller is wondering how to sell their land fast — or whether they can sell it at all. The listing expires. You don't get paid.
Seller financing changes this equation entirely. By offering terms on vacant land, you open the property to a buyer pool that's 5-10x larger than cash-only buyers. And the best part? Your client doesn't have to become a bank — because a note buyer like Damen Capital can purchase the promissory note at closing, turning the seller-financed deal into a cash sale for your client.
Why Vacant Land Is Different from Residential Real Estate
In residential real estate, buyers get conventional mortgages. The financing infrastructure exists. In raw land, it doesn't. There are no Fannie Mae programs for undeveloped land. No FHA loans. No VA loans. Most community banks and credit unions won't touch unimproved acreage either.
This means the vast majority of vacant land buyers need either all cash or some form of owner financing. If your listing only accepts cash offers, you're excluding most of the market. That's why raw land sits longer than almost any other property type.
As a land agent or land broker, understanding this dynamic gives you a massive competitive advantage. Most agents don't know how seller financing works for land — which means most agents can't help their clients sell.
How Seller Financing Works for Land Agents
The process is straightforward. Instead of waiting for an all-cash buyer, your client offers seller financing — the buyer makes a down payment and pays the balance over time with interest. The seller holds a promissory note secured by a deed of trust (not a land contract).
Here's what makes this powerful for land agents: your client can sell that note at closing. A note buyer like Damen Capital purchases the promissory note the same day the deal closes. Your client gets cash. You get your full commission. The buyer gets affordable monthly payments.
Example: 10-Acre Listing at $80,000
Your client gets 88% of the sale price in cash at closing. No monthly payments to collect. No risk of buyer default. And the listing that was sitting unsold for 6 months is now closed.
Want to see more real deal examples? Check out our case studies.
View Case Studies →What Changes for You as the Agent? Almost Nothing.
This is still a real transaction with a title company, closing documents, and a recorded deed. You earn your full commission at the closing table, same as any other sale. The only difference is the buyer is making a down payment and signing a promissory note instead of wiring the full purchase price.
You don't need to become a financing expert. You don't need to underwrite the buyer. You don't need to prepare any additional documents. Damen Capital handles all of that — the deal structuring, the credit screening, the note documents, and the post-closing servicing.
Your job stays the same: find buyers, negotiate the deal, coordinate the closing, and collect your check.
How to Market a Seller-Financed Listing
The key phrase is "Seller Will Finance" or "Owner Financing Available." Add this to your MLS listing, your social media posts, and any advertising you run. These four words immediately signal to land buyers that they don't need a bank loan or a private land loan — and that makes your listing stand out from every other raw land listing in the area.
You'll notice a difference almost immediately. Buyer inquiries go up because you've removed the biggest barrier to purchasing raw land and undeveloped acreage. Many of these buyers have been searching for months and can't find a seller willing to offer owner financing terms.
Screening Buyers
Not every buyer will qualify. At minimum, you want a buyer who can make a 20-25% down payment and has a credit score above 600. We use a simple two-question screening method that takes less than 5 minutes — ask about the down payment and ask them to check their score on Credit Karma. This filters out unqualified buyers quickly so you don't waste time.
For a detailed breakdown of buyer screening and deal structuring, our free 14-module seller financing course covers everything step by step.
Why This Makes You the Go-To Land Agent in Your Market
Most land agents don't understand seller financing. When a listing won't sell, they lower the price and hope. You'll have a different playbook — one that actually solves the financing problem instead of just discounting around it.
Once you close a few seller-financed deals, word gets around. Land sellers will seek you out specifically because you can move properties that other agents can't. Land investors will bring you their inventory because you know how to structure deals that get the note purchased at closing.
This isn't a niche strategy — it's a competitive advantage that most agents in your market don't have.
Free Resources for Land Agents
We built these specifically for land agents, land brokers, and land sellers who want to use seller financing to close more deals:
- → Free 14-Module Seller Financing Course — the complete playbook from pricing to note sale
- → Land Agent Resource Page — how we work with agents and brokers
- → Case Studies — real deals with real numbers showing what sellers collected
- → Seller Financing Guide — overview of how seller financing works for vacant land
Getting Started
If you have a vacant land listing that's not moving, or a client who's been trying to sell for months, call or email Eric at Damen Capital. We'll walk you through how seller financing would work for your specific listing and give you a quote on the note before you even find a buyer. That way you can tell your client exactly what they'll net at closing.