Private note buyers purchase seller-financed promissory notes secured by vacant land — paying 80-90% of the balance in cash at closing. Here's how it works, what buyers look for, and how to get a quote.
Private note buyers and specialty funds purchase seller-financed land notes. Damen Capital Fund buys vacant land promissory notes directly — no brokers, no middlemen — at 80-90% of the current balance. We close in 7 days with no seasoning requirement. If you've sold land with seller financing and want to cash out your note, we'll have a quote back to you within 24 hours.
A land note buyer is a private investor or fund that purchases promissory notes secured by vacant land from the original note holder. When you sell land with seller financing, you become the lender — the buyer owes you monthly payments. A note buyer purchases that payment stream from you at a discount in exchange for immediate cash.
Land note buyers are distinct from residential mortgage note buyers. Vacant land has different underwriting criteria, valuation methods, and risk profiles than residential property. Most generic note buyers avoid land entirely. Specialists like Damen Capital Fund focus exclusively on vacant land notes because we understand the asset class.
Most land note buyers pay between 70-90% of the remaining note balance. The spread depends on several factors:
At Damen Capital Fund, notes with 20% down typically sell at 80-84% of balance. Notes with 30%+ down often reach 88-90%. We publish our full criteria on the sell your note page.
Not every land note qualifies for purchase. Here's what reputable land note buyers require:
Land note buyers typically purchase notes on rural acreage, recreational land, residential lots, hunting properties, agricultural parcels, and off-grid land. The note must be a promissory note secured by a deed of trust — not a land contract or contract for deed. If you're not sure what structure your deal used, read our guide on land notes vs. land contracts.
We buy vacant land notes in most states — performing and non-performing, no seasoning required.
Get a Quote in 24 Hours →The process is straightforward. You submit basic details about your note — property address, balance, interest rate, down payment, and buyer information. We review the deal and issue a written offer within 24 hours. If you accept, we close with a title company in 7 days. No application fees, no obligation to proceed.
For a full walkthrough of the process and what to expect, see our sell your land note page or read how to sell a land note.
Damen Capital Fund is a private land lender and note buyer based in Delaware. We purchase seller-financed vacant land promissory notes nationwide and provide acquisition loans for land investors. We do not buy notes in California, New York, New Jersey, Pennsylvania, or Maryland.
Submit your note details and get a quote within 24 hours. Direct buyer, no brokers, 7-day closings.