Frequently Asked Questions (FAQs):

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 Land Pearl, 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 the land?
In 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.

What can you tell me about this 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, I have personally never been out to see the property myself. Pretty much everything I know about the parcel is shown on my website listing; I 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 I 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.

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

Below is a great rainwater harvesting  resources link from Texas A&M Agrilife Extension office, where you can also get a free downloadable E-book on rainwater harvesting, along with other helpful information:
Texas A&M Rainwater Harvesting Resources/Link

Are utilities included and/or available?
At Landpearl.com, we specialize in raw, rural vacant land. As a result, in most cases the land we sell does not have utilities. They’re perfect for a solar or wind-powered “green getaway.” See above notes regarding water. A quick trip to YouTube reveals that there are always alternative water, power, etc. methods available to the industrious person that wants to live off-grid.

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 in our listing page.

Do you own any property in the area next door?
The way that I buy land, I normally don’t get to choose what specific parcels I buy. I buy it from people that want to sell me their land for cash, immediately. As a result, the property you see listed is usually the only property I have in that particular area. However, after you purchase I can always show you how to find the names and mailing addresses of the people that own the land next door, if you need assistance with that.

Do you pro-rate property taxes when I buy your land?
I realize title companies may do this, but – I normally do not. Property taxes on the rural land I sell are normally pretty inexpensive. I typically will pay any outstanding taxes, and the new taxes are the responsibility of the buyer.

Does the land perc?
I don’t have this information. This is something you’ll have to either do your own test for, or hire someone to do a perc test for you. The good news is there are lots of videos online (Youtube, etc) from experts and do-it-yourselfers that show you how to do this yourself with basic equipment that you may already have, such as a shovel, a bucket of water, yardstick and a stopwatch. Local codes will dictate the depth and diameter of the hole for the perc test. But it can be a very do-it-yourself type of test.

If you need to perform a perc test on any parcel before you buy it, I am happy to allow this to be performed (at your cost), just let me know ahead of time.

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 tacking 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.

Most of my listings include GPS coordinates – just use that information to locate the property – download a GPS app on your phone or buy a GPS device. I would also recommend plugging the GPS coordinates into Google Earth before you drive to see it, that way you can take note of the roads that lead up to the property and how you will access it. This will allow you to have a clear driving route before you go to the property, since many rural properties have to be accessed using unmarked roads.

Also – In most cases, and for your added convenience – website listings may include a Google Maps link you can use to create customize-able driving directions and view the property in Google Maps/Google Earth. Anytime you are visiting a rural area you are not familiar with, it’s a good idea to make sure you bring along maps/driving directions, water, food, a cell phone and let someone know where you are going before you leave, just in case you get lost for some reason.

Is title insurance available?
With smaller parcels or lower cost parcels (which is the majority of what I 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.

Here’s where I insert my personal opinion, though – Before you spend your hard-earned money on title insurance when you buy raw, undeveloped land, you’ll need to determine if it is worth the cost, based on your initial and future investment in the land, and what you plan to do with the property. Every buyer’s situation is unique and different.

Title insurance companies make a lot of revenue in part because they are highly regulated, with lots of special interest protection. This limits the barrier to entry and the amount of competition, and ensures they can set artificially high prices for a product that rarely has to actually pay out a claim. While title insurance gives a certain “protection” to the buyer, this type of insurance delivers (in my opinion) not a whole lot of value for what you pay for. Have I paid for title insurance before? Yes. Does it make sense for every raw land purchase? Probably not.

I encourage you to read the Commonwealth web article below, which gives this statistic: out of the $11 Billion collected nationally on title insurance policy premiums in 2013, only 9% was paid out in claims. The other 91% mostly went into the pockets of the title insurance companies and various people that sold those policies. You can form your own opinion, but sounds like a racket to me. See link here for Commonweatlh article: Commonwealth Article

You may also be interested in this Forbes article along the same vein: Forbes Article

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 Land Pearl, 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 Land Pearl 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. It is the only way I can finance land. 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.
  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 in two separate emails, which are both signed using SignNow.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 afterwards – as outlined in the agreement! 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. 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 5-10% discount on the remaining balance for paying it off early, just ask.