We purchase seller-financed land notes and provide vacant land acquisition loans throughout Texas. Serving Houston, Dallas, San Antonio, Austin, Fort Worth, El Paso and all 254 counties.
Texas offers massive land investment opportunities across diverse terrain — from Hill Country ranches and East Texas timberland to Gulf Coast properties and West Texas desert acreage.
Close fast and beat other buyers
Statewide Texas coverage
We value the land ourselves
Sell on terms, our loan stays in place. How wraps work
Have a seller-financed land deal in Texas? We buy land notes throughout the state for 80-90% of the current balance. Close in 7 days and turn your note into immediate cash.
Purchase vacant land in Texas with our Damen Capital acquisition loan program. Get a written quote in 24 hours and close in 7 days.
Premier recreational market with scenic terrain near Fredericksburg, Dripping Springs, and Wimberley. Austin buyers drive strong demand for ranch and retreat properties.
Nation's 4th largest metro with aggressive suburban expansion. High demand for residential development lots and rural ranchettes on the fringe.
Massive metro growth driving development land demand in surrounding counties. Strong market for residential lots and acreage tracts.
Fast-growing corridor between San Antonio and Austin. High demand for residential development and rural homestead properties.
Timberland, hunting properties, and recreational land. Lower price points attract investors. Sam Houston National Forest area popular for outdoor recreation.
Waterfront properties, fishing camps, and coastal acreage. Growing market for vacation and retirement properties.
We lend on vacant land that an investor or business buys to resell, hold, or split, in all 254 Texas counties. The deals we see most: Hill Country acreage in Gillespie, Blanco, Burnet, and Kendall Counties; East Texas timber and hunting tracts in Nacogdoches, Angelina, Polk, and Tyler Counties; ranchettes on the edges of the big metros in Montgomery, Wise, Parker, Wilson, and Guadalupe Counties; and coastal acreage in Matagorda and Calhoun Counties.
We’ve closed 35 land loans across 27 Texas counties. See every one on our Where We Lend map.
Loans run $30,000 to $1,000,000 at 14% on loans of $100,000 and up, 16% under, interest only for 24 months. Our standard is 50% of the land's conservative as is value, up to 65% when the value and resale speed support it, and never more than 80% of the price. On a deal bought well under value that means as little as 20% down, and 0% down if you pledge one other property you own free and clear as cross collateral. There is no appraisal. We underwrite from the contract price, recent sold comps in the county, legal access, and how fast similar parcels have sold. If the numbers work, you get a written quote in 24 hours and close in as little as 7 days through a Texas title company.
Texas is big, and land values swing hard from one county to the next. Ten acres outside Dripping Springs and ten acres in West Texas are two different products. That is why we lean on close, recent comps more in Texas than almost anywhere else. The parcel needs to be at least 2 acres with deeded or recorded access.
An investor found a 12 acre Texas parcel at $95,000 from a seller who needed to close in under two weeks. He brought $19,000 down and we funded $76,000 at 14% interest only, closed in 7 days, no appraisal. He resold the tract with seller financing 8 months later and paid us off. Total cost of the money, including interest, the $600 closing cost, and the 2% exit fee, was $9,416.
Read the full Texas loan case study →
On the note side, a Texas seller sold 1.7 acres for $85,000 with 47% down and carried the rest on a note. We bought the note at closing, and the seller walked away with $67,097 in cash, 78.9% of the sale price. See the Texas note case study →
Most of what you read about land loans is written for the whole country. A few Texas rules change how a deal closes and what we look at before we fund.
Texas land closes through a title company, which runs title, issues the title policies, and disburses the money. Title insurance rates in Texas are set by the state, so the premium does not change much from one title company to the next. Pick the one that answers the phone. We send our loan documents the day you accept the quote.
Texas uses a deed of trust with a power of sale, and foreclosure does not go through the courts. After a 20 day demand and a 21 day notice, the sale happens on the first Tuesday of the month, often 1 to 2 months from start to finish. That speed is a big reason we lend confidently in Texas, and it is why Texas land notes are easy to sell.
Texas puts heavy rules on contracts for deed. If you plan to resell on terms, sell with a promissory note and a deed of trust instead. That is the only kind of paper we buy, and it is what a future note buyer will want to see. Promissory note vs. land contract →
The same loan works for more than a straight flip. These programs fit Texas land especially well:
Banks, farm credit lenders, sellers who carry the note, and private land lenders. Banks and farm credit usually take longer and ask for more down. Damen Capital is a private lender that makes Texas land loans to LLCs and corporations, with no appraisal and closing in about 7 days.
Yes. We lend in all 254 Texas counties on vacant land of 2 acres or more with legal access. Loans are business purpose only, to an LLC or corporation.
About 7 days through a Texas title company. You get a written quote within 24 hours, and there is no appraisal.
As little as 20% on a deal bought under value. Our standard is 50% of conservative value, up to 65%, and never more than 80% of the price. 0% down is possible with cross collateral.
Yes. We buy promissory notes secured by a deed of trust for 80 to 90% of balance, with a $50,000 minimum property value and a $25,000 minimum balance. We do not buy contracts for deed.
Texas is a non judicial foreclosure state. After a 20 day demand and a 21 day notice, the sale happens on the first Tuesday of the month, often 1 to 2 months from start to finish.
Outside city limits, you plat through the county, unless every lot is more than 10 acres and you build no public roads.
In Texas, dividing land outside a city into two or more lots usually needs a county plat under Chapter 232. The big exception: if every lot is more than 10 acres and you lay out no streets or other public improvements, no plat is required. The county must act on a complete plat application within 30 days.
County rules on lot size, frontage, and minor vs. major splits sit on top of this, so call the planning office before you buy. For financing, we lend up to 80% of the purchase price if the plat records at closing and every lot passes perc, or 65% at closing plus a 15% holdback released when the plat records and every lot passes perc, never more than 65% of value. See our subdivision loans and the subdivision rules by state guide.
Sources: Tex. Loc. Gov't Code 232.0015, 232.0025, 30 TAC 285.4. General information, not legal advice.
Yes. We are a direct hard money and private money lender for vacant land in Texas. 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.
Some people search for a private money lender, others for a hard money lender. On land it is the same loan. Most of those lenders fund houses and pass on raw land. Land is all we lend on, and we fund our own loans with no broker in the middle. Every loan is for business purposes with a personal guarantee.
See terms from our hard money land lender →Whether you're selling a land note or financing your next acquisition in the Lone Star State, we'll give you a clear quote within 24 hours.
Sold Texas land with seller financing? We purchase seller financed land notes at 80 to 90% of balance: $50,000 minimum property value, $25,000 minimum balance, no seasoning required, performing and non-performing, written offer in 24 hours, closings in about 7 days.
See what your note is worth → · How note selling works · Document checklist