Frequently Asked Questions

Yes. A reservation deposit holds the parcel under contract until closing. Reservation terms are documented in the purchase agreement.

Cash via Quitclaim Deed: typically 3–5 business days. Cash via Special Warranty Deed through a title company: approximately 25–45 days. Contract for Deed for LLC investors: agreements are prepared promptly once entity documentation is received and reviewed.

Yes. We support portfolio acquisitions and can structure financing across multiple parcels for qualifying entities.

Cash, wire transfer, ACH, certified check, money order, credit/debit card (via GeekPay, 3.5% card processing fee), and Bitcoin.

Contact us at info@byowner.land or schedule an investment consultation. Responses are returned within one business day.

A Contract for Deed (CFD) is an installment purchase agreement in which the buyer takes equitable title to the property at execution and receives legal title via recorded special warranty deed upon final payment. The structure is used at Land By Owner exclusively for LLC and corporate investors acquiring land for verified business and investment purposes.

CFD financing is available exclusively to LLCs, corporations, and qualifying business entities acquiring land for verified business and investment purposes. Required documentation: operating agreement, EIN, and investment-purpose certification. Financing is not offered to natural persons for personal, family, or household use.

33% initial payment. Maximum term: 36 months. No prepayment penalty. Underwriting is commercial — based on investment viability and entity standing — not on personal credit.

Yes. There is no prepayment penalty. Upon receipt of final payment, the special warranty deed is recorded in the entity’s name and original documentation is delivered.

Under the CFD, the buyer holds equitable title from contract execution — meaning the right to possess, use, and benefit from the property subject to the contract terms. Legal title — the recorded ownership reflected on the deed — transfers to the buyer upon final payment via recorded special warranty deed.

Default provisions are documented in the Contract for Deed. We recommend reviewing the contract with your counsel before execution.

All transactions: One-time documentation fee of $295. Cash purchases via Special Warranty Deed also incur title company fees and recording fees, disclosed in the closing statement.

Investor Financing (additional): $20 monthly servicing fee, monthly estimated property taxes (varies by parcel — see listing), HOA fees if applicable (see listing), and 3.5% card processing fee if paying by card.

No broker commissions. No traditional bank closing costs. All fees are disclosed in writing before contract execution.

Estimated property taxes are collected monthly alongside monthly financing payments and held for tax remittance. Actual tax amounts are reconciled annually based on the county tax bill.

Vacant land held for investment generally qualifies as ‘like-kind’ property under Section 1031. Qualification requires a Qualified Intermediary and adherence to IRS timelines. Consult your QI and tax advisor regarding your specific situation.

HOA status is disclosed per parcel on the listing. Where an HOA exists, the buyer is responsible for HOA fees and compliance with HOA covenants beginning at contract execution under investor financing, or at closing under cash purchase.

Quitclaim Deed (QCD): Transfers whatever interest the seller has in the property without warranties. Faster, lower cost, used for cash transactions where the buyer accepts the transfer ‘as-is’. Special Warranty Deed (SWD): Conveys property with warranties limited to the period during which the seller held title. The seller guarantees that no title defects arose during their ownership, but does not warrant against defects from prior ownership in the chain of title. Required for transactions involving a title company. Standard for CFD final transfers at Land By Owner.

Each parcel listing discloses the current zoning class. Zoning determines permitted uses and development optionality, which directly affects investment positioning and exit strategy. Specific permitting questions and approvals are handled by the county zoning office where the parcel is located. We recommend verifying intended use with the county prior to acquisition.

Cash acquisition with Special Warranty Deed: development may begin once title is recorded and county permitting is obtained. Financed acquisition: development timing is subject to the terms of the investor financing agreement and county permitting. Consult the agreement and the local zoning office.

Yes. International investors are welcome through a properly formed U.S. legal entity (LLC or corporation). Cross-border tax considerations apply — including but not limited to FIRPTA, ITIN/EIN requirements, and entity-level reporting obligations. Consult your tax advisor and cross-border counsel before transacting.

Florida LLC formation is filed with Sunbiz (the Florida Division of Corporations). Typical timeline: 5–7 business days. State filing fee is currently $125. Additional service-provider fees may apply if you use a formation service. We recommend forming the entity through your own counsel or a qualified service provider. We do not form LLCs on behalf of clients.