We purchase seller-financed land notes and provide vacant land acquisition loans throughout Wisconsin. Serving Milwaukee, Madison, Green Bay, Eau Claire, La Crosse, Door County and all 72 counties.
Close fast and beat other buyers
Statewide Wisconsin coverage
Cross-collateralization available
No brokers, no third-party delays
Have a seller-financed land deal in Wisconsin? 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 Wisconsin with our Damen Capital acquisition loan program. Get approved in 48 hours and close in 7 days with up to 100% financing available.
Suburban growth driving demand for residential building lots. Communities like Mequon, Brookfield, and Germantown offer steady appreciation.
State capital region with consistent growth and university influence. High demand for residential lots in suburbs like Sun Prairie, Middleton, and Verona.
Wisconsin's premier vacation destination. Extremely high demand for lakefront properties on Lake Michigan and Green Bay. Year-round tourism supports strong resale.
Wisconsin's recreational heartland with pristine lakes and forests. Properties near Eagle River, Minocqua, and Land O'Lakes highly sought after.
Tourism-driven market with recreational appeal. Proximity to Wisconsin Dells attractions and numerous lakes creates steady buyer demand.
Green Bay and Appleton metro areas experiencing growth. Demand for suburban residential lots and rural acreage.
Unique topography with scenic hills and valleys. Popular for hobby farms, hunting properties, and rural estates. Mississippi River access properties highly desirable.
Western Wisconsin growth corridor. Mix of suburban development near Eau Claire and recreational properties on numerous lakes.
If you're trying to sell Wisconsin land and struggling to find a buyer who can close quickly, seller financing may be the fastest path to a sale — and to getting paid. Instead of waiting months for a cash buyer or dealing with a buyer's bank financing falling through, you can sell the land yourself on installment terms and collect monthly payments.
Here's where Damen Capital Fund fits in: once you've sold your Wisconsin land with seller financing, we'll buy your promissory note for 80–90% of the balance at closing. You get the bulk of your sale proceeds in a lump sum instead of waiting years for monthly payments. It's a way to sell your land fast, on your terms, without taking a major haircut to a cash buyer who knows you're motivated.
This works especially well in Wisconsin's recreational land market — Northwoods parcels, lakefront lots, hunting land — where buyers often don't qualify for conventional bank financing but can comfortably make monthly payments on a seller-financed deal.
We lend on vacant land an investor or business is buying to resell, hold, or split. In Wisconsin that means Northwoods recreational and hunting tracts in Oneida, Vilas, Marinette, and Sawyer Counties, farm and transition land in the Fox Valley around Fond du Lac, Oshkosh, and Appleton, Driftless acreage in Vernon and Crawford, and lots within an hour of Milwaukee and Madison.
Loan size runs from $30,000 to $1,000,000, capped at 65% of the purchase price on a single parcel. You bring 20% down, or nothing down if you cross collateralize one other free and clear parcel. Payments are interest only for 2 years: 14% on loans of $100,000 and up, 16% under $100,000. A $107,200 loan costs $1,251 a month. Closing cost is a flat $600, plus a 2% exit fee at payoff and $25 a month servicing. No appraisal. We underwrite from the contract price, sold comps of similar parcels, road access, and how fast land is moving in that county. Quote in 24 hours, close in about 7 days.
An investor put a 28 acre recreational parcel under contract at $134,000. He brought 20% down ($26,800) and we funded $107,200 at 14% interest only, closed in 7 days with no appraisal. He marketed the tract to out of state hunting buyers and sold it after 12 months. Total cost of capital including interest, closing, and the exit fee was $18,056. Read the full Wisconsin loan case study →
Wisconsin has a few rules that change how a land deal closes, what it costs to hold, and what we check before we fund. Here is what matters.
Wisconsin closings run through a title company. No attorney is required, which keeps our 7 day timeline easy to hit. The title company runs the search, issues the policy, records the mortgage, and disburses. Title and recording fees on a land closing usually run $600 to $1,200, separate from our $600 closing cost. Wisconsin also charges a real estate transfer fee of $3 per $1,000 of price, paid by the seller.
Our loan is secured by a mortgage. Wisconsin foreclosures go through the courts, which takes longer than the trustee sales used in deed of trust states. That is why we lean on legal access, clean title, and resale demand more than some lenders do. It is also why we pay the same 80 to 90% for a Wisconsin seller financed note as anywhere else: a promissory note with a recorded mortgage and a payment history holds up fine in court.
Wisconsin sellers love land contracts. The buyer does not get the deed until the contract is paid off. We only buy promissory notes secured by a recorded mortgage. If you are about to seller finance a Wisconsin parcel and want the option to sell the paper later, use a note and mortgage instead of a land contract. Same monthly payment for the buyer, and a note you can sell for cash. Here is why we recommend the note and mortgage structure.
A lot of Northwoods and Central Sands acreage is enrolled in Managed Forest Law. MFL cuts the property tax bill in exchange for a 25 or 50 year commitment to forestry, and some enrollments require public access. Pulling land out early triggers a withdrawal tax that can run into the thousands per parcel. Farmland is often assessed at agricultural use value, and converting it to lots triggers a conversion charge. Ask the county for the MFL status and use value classification before you go under contract. We do not fund withdrawal taxes or conversion charges.
Frontage sells land in Wisconsin, and it also brings rules. State shoreland zoning sets a 75 foot setback from the ordinary high water mark, limits impervious surface near the water, and controls tree cutting in the buffer. Wetlands are mapped by the DNR and cannot be filled without a permit. We fund lake and river parcels, but we underwrite the buildable upland, not the total acreage. Pull the DNR wetland map and the county shoreland ordinance before you make an offer.
A certified survey map can create up to 4 lots and is usually approved at the county or town level in a few weeks. Five or more lots needs a subdivision plat under state law, which takes months and often requires a developer agreement. If your exit is a split, plan for CSM sized deals unless you have the time and money for a plat. We fund the land purchase. The survey and approval costs are yours.
Plenty of rural Wisconsin parcels sit on town roads that are not plowed, or on easements across a neighbor. That is fine for a hunting buyer and a problem for a lot buyer. We need recorded legal access, and we look at whether the road is maintained year round when we judge how fast the parcel will resell.
Compeer Financial is the Farm Credit lender for Wisconsin and does most of the ag and recreational land lending in the state. It is a good fit for a long hold with a farm or timber plan, an appraisal, and 30 to 60 days. Local banks and credit unions in the Fox Valley and Northwoods will sometimes do a lot loan with 25 to 35% down and a full underwrite. We are the fast option: the land is the underwriting, quote in 24 hours, close in a week, refinance or resell inside 2 years.
Not directly. We buy the promissory note created when you sell Wisconsin land with seller financing, paying 80 to 90% of the balance. That gets you most of your cash at closing while selling at full price to a buyer who can close.
Yes. Private land acquisition loans from $30,000 to $1,000,000 anywhere in Wisconsin, 20% down, no appraisal, 7 day closing, business purpose only, 1 acre minimum.
Yes. We purchase seller financed Wisconsin land notes secured by a recorded mortgage, performing or non performing, with no seasoning requirement. Minimum $25,000 balance.
Written offer within 24 hours of a complete submission. Closings run 7 days from there.
20% of the purchase price. If you own another vacant parcel free and clear, we can cross collateralize it and fund 100% of the purchase with nothing down. Maximum loan to value is 65% on a single parcel. No appraisal is required.
14% interest only on loans of $100,000 and up, 16% under $100,000. Closing costs are a flat $600, plus a 2% exit fee at payoff, a 5 month minimum interest charge, and $25 a month servicing. Term is 2 years.
No. We buy promissory notes secured by a recorded mortgage. If you are about to seller finance Wisconsin land, structure it as a note and mortgage instead of a land contract so you keep the option to sell the note for cash.
Yes, as long as you understand the withdrawal tax if you plan to pull it out. We fund the purchase price only. MFL withdrawal taxes, ag use conversion charges, and survey costs are paid out of pocket.
No. Wisconsin closings run through a title company. We send our loan documents to the title company you choose and close in about 7 days.
Whether you're selling a land note or financing your next acquisition in the Badger State, we'll give you a clear quote within 24 hours.
Sold Wisconsin land with seller financing? We purchase seller financed land notes at 80 to 90% of balance: $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