Wooded land with standing timber is two assets in one. We fund the purchase in 7 days with no appraisal. Sell timber, and the timber money pays down the loan.
By Eric Scharaga, Founder of Damen Capital · Published September 23, 2026
Yes, to land investors buying wooded land as a business. We fund the purchase of timberland for investors who plan to resell it, sell the timber and then resell the land, or sell it on owner financing. $30K to $1M, no appraisal, close in 7 days, interest only for 24 months. The borrower is an entity, and the loan is business purpose only.
Timberland is a good fit for how land investors buy. A lot of wooded tracts come from heirs and absentee owners who want out and do not know what the timber is worth. That is where the discount is. The buyer who can close fast gets it. Banks rarely lend on raw timberland quickly, and forestry lenders want a full timber cruise and a long process. We close in 7 days.
Send the parcel and your numbers. Written quote in 24 hours, close in 7 days.
Get a Free Quote →Our standard is 50% of the land's conservative value, up to 65%, and never more than 80% of the price. We set the value from recent sales of similar tracts in the county, the same way we value any vacant land. On a strong deal bought under market, the loan can reach 65% of value. Want to put in less cash? Pledge another property you own free and clear as cross collateral and we can finance 100% of the price.
If you have a timber cruise, send it with the deal. See cross collateral financing for the 0% down option, or run the numbers in the instant land loan quote.
Yes. You work the timber sale with us, and the timber money pays down the loan. Standing timber is part of the value we lent against. Once it is cut and hauled off, that value is gone from the land. So before any cut, you bring us in on the timber sale, and the money from the timber buyer goes to pay down our loan. What is left on the loan is then backed by the cut over land.
Rule of thumb: never sign a timber contract on land with our loan on it before you call us. It is the one thing that turns a clean timberland loan into a problem.
This is how a lot of timberland investors make the deal work. Buy the tract, sell the timber, use the timber money to pay down or pay off the loan, then sell the cut over land to a hunter or a buyer who wants acreage. The timber sale can cut the loan down fast, which cuts your interest cost too.
Sell the tract, sell the timber and then the land, or sell on owner financing. Most borrowers do one of three things. They resell the wooded tract as is. They sell the timber, pay down the loan, and then sell the land. Or they sell on owner financing and sell us the note at closing for 80 to 90% of the balance. Any of these pays us off inside the 24 month term.
The owner financing exit is where we are different. We fund the buy, then we buy the note when you sell on terms, so you get cash out on the same day. Big wooded tracts can also be split into smaller hunting tracts: see recreational land subdivide loans and hunting land loans.
2 acres or more, legal access, and not mostly wetland or flood zone. The tract needs recorded legal access that a log truck and a future buyer can use. We pass on tracts that are mostly wetland or flood zone, which rules out a lot of bottomland. We do not lend in California, Arizona, Nevada, New York, New Jersey, North Dakota, South Dakota, or Vermont. No commercial property.
We fund the land purchase only. Roads, logging decks, replanting, and site work come from your own capital. The borrower is an LLC or other entity and the plan is a business plan.
14% at $100K and up, 16% under, interest only, with a 5 month minimum. Interest is paid monthly starting 30 days after closing. $600 doc fee, 2% exit fee at payoff, $25 a month servicing, no points at closing. If you pay off early, the unpaid months through month 5 are collected at payoff, not at closing.
Price the deal with the full cost of the money. A timber sale that pays the loan down early lowers the interest you pay from that month on.
Related programs: Land Flip Financing · Subdivide Financing · All Land Loans
Yes, for land investors buying wooded land as a business: to resell, to sell the timber and then the land, or to sell on owner financing. $30K to $1M, no appraisal, 7 day close.
Yes. You work the timber sale with us and the timber money pays down the loan, since the timber is part of the value we lent against.
50% of the land's conservative value as the standard, up to 65%, never more than 80% of price. 0% down is possible with cross collateral.
No. We value the tract from comparable sales and need no appraisal. If you have a timber cruise, send it with the deal.
Not if the tract is mostly wetland or flood zone. We need legal access and land that a future buyer can use.
Send the parcel, your contract price, and your timber and resale plan. Quote in 24 hours, close in 7 days.
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