We buy seller-financed vacant land notes at 80-90% of the balance — performing and non-performing, no seasoning required. Submit your note and get a quote within 24 hours.
Call it a land note, promissory note, mortgage note, owner financed note, or seller carryback. If it is secured by vacant land, we buy it.
Same note purchase, different timing. The quote form asks which one you are, so either page gets you to the right place.
Selling land now
Your buyer has not closed yet. We buy the note the day your buyer closes, so you leave the closing table with cash.
Sell at Closing →Already sold, collecting payments
You closed and your buyer is making payments to you. We buy the note you hold, usually in about 7 days.
You are on this pageThis module walks through exactly what happens when you sell a note to a buyer like us, and specifically how a sale at the closing table works. It covers what a note buyer needs to see before bidding, how the assignment and funding actually execute, what the title company handles, and why sellers who plan the note sale before closing net more than those who shop the note years later. If you are creating a seller-financed note and want the cash instead of the payments, this is the fifteen minutes that shows you the whole mechanism, from the buyer’s side of the table.
Whether you're selling an existing note or using our at-closing program, the process is fast and hands-off.
Share basic details about your land note or upcoming property sale. For at-closing deals, market your property with "Owner Will Finance" to attract more buyers.
We evaluate the note balance, property, buyer credit, and terms. You receive a competitive cash offer within 24 hours — no obligation.
We complete the buyer credit check at no cost. For our full-service program, we generate all loan documents — promissory note, deed of trust, and disclosures.
All approvals handled internally — no brokers, no committees, no delays. You get quick certainty on your deal.
We wire funds at closing. You collect 100% of the down payment plus 80-90% of the note balance. Done in as little as 7 days.
No servicing, no default risk, no monthly payment tracking. Move on to your next deal with cash in hand.
Most investors need two companies for one deal. We do both, and the note sale pays off our loan at the same closing.
No appraisal, 20% down, close in as little as 7 days.
Offering terms brings more buyers. Send us the buyer and the terms before closing.
We pay 80% to 90% of the balance. Our loan is paid off from it the same day.
Example built from our published terms, not a loan or note offer. See every dollar of this deal →
We purchase notes for 80-90% of balance depending on the buyer's down payment. Higher down payments mean higher payouts — up to 90% with 30%+ down.
PRO TIP: Higher Down Payment = Higher Payout to You (up to 90%)
Your cost: $0. We charge nothing to sellers. The buyer pays a loan fee at closing and a $25/month servicing fee. No prepayment penalty.
We purchase seller-financed promissory notes secured by vacant land — at closing or any time after. Minimum $50,000 property value and $25,000 note balance.
All agreements are simple, clear, and free of hidden fees. You know exactly what to expect before you commit.
These costs are built into the deal — not out of your pocket.
$0 — We charge nothing to sellers.
*Skip credit check with 50% down or buyback guarantee
*Different terms? No problem — we can bid on any loan structure.
Before sending us a deal, just ask your buyer:
Learn how top land investors use seller financing to sell faster, earn more, and scale their business. Get the guide free — just request a copy.
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We buy land notes and fund acquisition loans in most states. Here are some of the markets where we're most active — don't see yours? Reach out anyway.
We've purchased 250+ land notes. See exactly what sellers collected — with full deal breakdowns and real numbers.
View Case Studies →Learn how proper origination — credit checks, down payments, and loan structure — directly impacts what your note is worth when you sell it.
In this 46 minute interview on REtipster, Seth Williams and Eric Scharaga walk through how to originate a seller financed land note so it is worth top dollar when you sell it. They cover why a note is only as liquid as its paperwork, pricing land at market value, why credit checks matter, how to set the interest rate and loan term, and why a 20% down payment matters and 0% down deals are a problem. They also cover escrow for property taxes, a lender's title policy, using a loan servicer, keeping the original signed note, the clauses to put in your paperwork, land contracts versus a mortgage or deed of trust, and what a complete loan file looks like to a note buyer. If you plan to sell your notes, watch this before you set your terms.
Want the step by step version? Take our free 14 module seller financing course.
"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 structure my listings around this approach."
— Gary K.
"The comp reports they send over give me a realistic picture of resale values, which makes underwriting and pricing a lot more straightforward. If you're working in vacant land and want real support instead of guessing on values, they're easy to recommend."
— Colton B.
We give a firm offer only after we see the documents. After that, the price holds unless something you told us turns out to be wrong.
Your first number is an estimate from what you tell us. Once we have the note, the recorded deed of trust or mortgage, the payment history, and title, we send a firm written offer. What can change a firm offer:
Nothing else.
The buyer's down payment and payment history matter most, then the rate, the paperwork, and the land itself.
| Factor | Better price | Lower price |
|---|---|---|
| Buyer's down payment | Bigger | Smaller |
| Payment history | Longer, on time | New or late |
| Interest rate on the note | Higher | Lower |
| Paperwork | Promissory note and recorded deed of trust or mortgage | Missing documents. Land contracts we do not buy |
| Servicing | Third party servicer records | Seller's own records |
| Property | Legal and physical access, dry land | No access, wetlands, flood zone |
Use a servicer from day one. It's proof of payments when you sell.
Yes, when the note is secured by vacant land. A land note, promissory note, mortgage note, owner financed note, and seller carryback note are all the same thing to us. We pay 80 to 90% of the balance for notes that meet our criteria. Sell a promissory note →
Submit your note details to Damen Capital — property address, note balance, interest rate, down payment, and buyer payment history. We review the deal and issue a quote within 24 hours. If you accept, we close in 7 days with a title company of your choosing.
We purchase vacant land notes at 80-90% of the current balance. The exact price depends on the buyer's down payment, credit, the loan-to-value ratio, and property quality. Notes with 30%+ down payment can reach the top of our range, up to 90%.
Yes. We purchase both performing and non-performing seller-financed vacant land notes. Non-performing notes are priced at a larger discount than performing notes.
No. We purchase land notes at closing — no payment history required. You can sell your note the same day you originate it.
We buy vacant land notes in most states. We do not purchase notes in California, Hawaii, Louisiana, Maryland, New Jersey, New York, or Pennsylvania.
We give a firm offer only after we see the documents. After that, the price holds unless something you told us turns out to be wrong: title shows a problem we did not know about, the payment history does not match what was sent, or the property facts are different (access, wetlands, flood zone). Nothing else changes it.
The buyer's down payment, the payment history, the interest rate on the note, complete recorded paperwork, third party servicing records, and a property with legal access and no wetlands or flood zone. A bigger down payment and a longer on time history mean a better price.
Private lender and direct land note buyer serving land investors nationwide. Featured on REtipster, Legends of Land, and Land Investing Online. LinkedIn →
How a note sale closes, step by step → · The complete document checklist →