This land deal seems so cheap relative to other properties in the area…what’s the catch?
No catch. We specialize in finding one-of-a-kind rural land properties at fantastic prices for our customers. At LandXperte.com, we look to create value for our customers. We are constantly on the lookout for great rural land deals. When we find the right opportunities, we pass the savings on to our customers at wholesale prices.


How much are property taxes?
The property taxes are typically current unless otherwise stated and will vary from parcel to parcel. Please see the tax information section in each individual listing, or consult with the local county. In most cases the annual property taxes on unimproved land in rural areas are nominal.


Are there back taxes or liens associated with the property?
Unless otherwise stated, all of our properties are free, clear and current at the time of conveyance.


Do you have any pictures of the land?
I n some cases, I’ll hire someone to take pictures of the land, and post them with my listing and land ads. But I price my land to sell quickly and normally well below the typical market value, so in many cases the land sells faster than the time it takes to hire someone to take photos and send them to me.


As a result, I may not always have photos available of the land, and may instead post Google Earth type shots of the immediate area, or Google Earth views from nearby roads, along with parcel boundary maps. If you are touring any of my properties, please take pictures. I may choose to compensate you for good photos of the land that I can use. Try to take a shot of the road leading to the parcel and a view facing the parcel from the road, and then views of the parcel facing in any direction that you feel are noteworthy, good or bad. 


Is there water available?

For your water supply at your new rural property, you may want to consider a combination strategy of both rainwater harvesting systems (if it makes sense for your situation and area), and bulk water delivery to your rural parcel, before you sink $10,000 to $30,000 or more in drilling a water well. Some rural communities may even have community water filling stations where you can periodically fill up your own water tank that you can trailer yourself to your property. Having your own water well is the ultimate, but in some counties and areas, water rights, county restrictions, permitting and a host of other issues may come into play. Do yourself a favor and investigate all of the alternatives first before making a decision

The following is an older website link you may find useful in locating water hauling vendors: Bulk Water Delivery – State Directory  Also – here is a national resource guide link to suppliers of rainwater harvesting equipment, installers and more: ARCSA Resource Guide


What can you tell me about the property?
 On our listing page(s) – we do our best to include as much detailed information as we can gather on the property. After checking the listing, if you still have additional questions, please be sure contact us and we’ll do our best to answer your questions, or point you in the right direction to getting the information you seek.


Please keep in mind – the way I buy land, I normally purchase it from people that want to sell it for cash, immediately. I buy and sell land in various states, and in almost all cases, we have personally never been out to see the property myself. Pretty much everything we know about the parcel is shown on my website listing; we wish to be as transparent as possible. I don’t want problems after the sale, so I disclose what I know upfront and let you make your decision from there.


The prices we offer are typically priced to sell quickly, and are normally well below market value  – but part of getting a great deal like this also means it’s a very do-it-yourself type of transaction when it comes to research. If you have some sort of unique needs that my website does not provide the information for, you will need to perform your own fact-finding and due diligence before you buy, as is the case with any type of real estate purchase.  


Does the property have utilities?
Unless indicated in the description, the rural properties we are offering in most cases do not have utilities. They’re perfect for a solar or wind-powered “green getaway.”

Are mineral rights included?

Mineral rights are typically NOT included. However, the areas have been geologically investigated and nothing of value has been found.

Can I raise crops or animals on the property?
Most likely, but please be sure to first check with the county regarding permitted property use.


Can I put an [RV, manufactured housing/trailer, modular building, yurt, adobe dwelling, tiny house, spaceship, etc.]  on this property? 

To find out if the type of structure you wish to put on your new parcel is allowable, you’ll want to check the zoning ordinances/regulations of that county. Some counties are very liberal with zoning, and some may have some restrictions you need to be aware of. Finding out is usually easy as just checking the county’s Planning & Zoning department website page, or calling the Planning & Zoning Department at the county. Make sure you find out the zoning of the parcel if it is not listed on our listing page.


Do I need a real estate agent or attorney to buy or sell land?

 Real estate agents and attorneys would like you to believe buying land is complicated, and that you need them to buy raw land, but the truth is –  in most cases you DON’T need them, and you can save A LOT of money skipping their services. My entire operating model is designed to save people money by not only selling land well below the typical market value but also selling it in a simple and straightforward manner, which allows us to avoid taking on the extra costs of attorneys and real estate agents.

Of course, you’re encouraged to hire a professional if you think it’s necessary, but I’ve done my best to make the process easy for anyone to understand. 


Will you give me a tour? How do I plan a site visit?
I do not provide personal tours, but you are welcome (and encouraged) to visit the property yourself before you buy.


Is title insurance available?
With smaller parcels or lower cost parcels (which is the majority of what we sell),  title insurance will most often not be provided. However, title insurance can still be purchased separately after your purchase from various sources. Our prices are often so low, with the savings you’ll have you should still have enough left over to accommodate title insurance costs.



Sale Process


How does the sale process work?

On cash purchases, you tell us how you want the deed titled, and what mailing address you will want for the deed and taxes. Once the purchase price is paid in full, LandXperte will prepare, sign, and notarize a Grant Deed or acceptable high-quality deed to officially transfer ownership to you. We will then have it notarized and sent via certified mail. At this point, you will not need to sign anything. You will, however, have to record the deed with the county the property is in so as they know to whom the property belongs and where to send the tax bill.


How long does it take for me to get my deed?

The time from when your payment clears to when you receive the deed is approximately one week, the exception being if you need LandXperte to record the deed for you. In this case, you won’t see the deed until it’s sent to you from the county after it’s been recorded. This obviously takes longer and depends on the county.


How is the deed recorded?

In most cases, it will be the buyer’s responsibility to record the deed. The paperwork, timeframe, and fees for deed recording vary from county to county and state to state. Usually, a person pays the county a recording fee (about $10-$50 depending on the number of pages in the deed) and transfer taxes (55 cents and up; depending on the county’s formula for land valuation).  In some states, additional paperwork is needed (e.g. California requires the buyer to return a Preliminary Change of Ownership Report. Arizona requires an affidavit of property value, etc.)


How do I apply for owner financing?
We make owner financing easy – EVERYONE qualifies. There is no formal application process. Unlike buying a car or a mortgage, at LandXperte.com, there are no credit checks, no credit reporting, and no lengthy applications to complete.


How do I purchase property on owner financing/what is required to finance a property?


Once you’ve selected the right property for you, and are ready to proceed with purchasing, the owner financing process with LandXperte is really very simple. You can go with the advertised Terms down payment/monthly payment, or if you’d like to put a higher down payment, we can customize a payment plan that’s right for you, so that you’ll be owning your new property free and clear in no time. The basic four steps are as follows:


  1. Information gathering: Contact us via our ”Contact Us” tab on our website, or by email (shown at the top of this website), or respond to one of our online ads via email, and include: full legal name, mailing address, and a good working contact phone number and email address. Include details on the parcel you wish to purchase including the acreage size, Assessor’s Parcel Number, county & state. Finally, if you have a certain monthly payment you are trying to achieve, be sure to mention that in your email along with how much you’d like to put down, and we’ll do our best to come up with a customized solution that makes sense for your situation.

  2. Pay your down payment – payment on financing deals must be made with a valid debit or credit card via Moonclerk.com. We will send you a customized payment link that will both collect your down payment and set up the monthly billing cycle for your note. Most of the time we will use a third party payment service called Moonclerk.com for this purpose. We might make an exception for check payments, but this will be a 1.5% interest rate higher than the rate you can get with Moonclerk.com.

  3. Sign the finance documents: for most states, this is normally two fairly simple documents that outline the sales price, finance terms, etc. We’ll prepare and send you emails, which are both signed using Docusign.com, an online digital document signature service. Quick and easy to sign online. You will receive a completed copy of the documents via email after both parties sign, for your records.

  4. Wrapping it up: Once you’ve paid the initial down payment and signed the finance documents, you’re able to use the land immediately afterward – as outlined in the agreement! The deed is typically held in our name until the note is paid off. You are responsible for the property taxes; if property taxes become due while you are making note payments, I will bill you for them using MoonClerk.com. After your note is paid off, we’ll record the deed in your name.


One last thing to note on our financing – there are NO PREPAYMENT PENALTIES. If you’d like to pay your note off early, just call or email and we can make arrangements to do so. I’ll go even further – if you pay your note off within the first 24 months, in many cases I may be able to give you a 3-12% discount on the remaining balance for paying it off early, just ask.