Frequently Asked Questions About Buying Land from Time To Buy Land
Are you a Realtor? No, I hung that hat up quite a few years ago now. It pleases me to be able to help buy land at a discount where I can save buyers more in some way when they buy from me too. Because these are my own properties it ultimately gives you a much better deal when it comes to your Land purchase.
Do you provide Owner Financing? Yes, in many cases, I do! Feel free to reach out to discuss terms that fit your budget. There are no prepayment penalties or balloon payments, so you have flexibility. You can choose to put more down for lower monthly payments or put less down with higher monthly payments—whichever suits you best. When you choose Seller Financing, I cover the Document and Recording Fees, which are included in the total payment amount. This means you’re still getting a great deal without any hidden fees.
How can I buy from you? When you're ready to buy, reach out to me so I can receive your information for the Agreement to purchase and provide you with an invoice that you can either pay by Credit Card, or you can choose to pay via PayPal, Zelle, CashApp, ACH, or wire. Once I receive your refundable deposit to hold the property, I will mark the listing as Offer Pending.
What if I change my mind after I made a deposit? No worries. I offer a 15-day due diligence period so that you can be sure the property you are wanting to buy works out for you. This means, you'll need to contact the County office to verify all of the information I've provided and to check on any matters of concern to you for wherever the property may be located. Make other calls if necessary to other service providers, etc. It's all part of your due diligence. Fifteen days is enough time to make sure you want to proceed so we both know if we can move forward or if I need to remarket it to someone else. If you're not able to proceed with the purchase, notify me in writing within that 15-day due diligence period so I can refund your full down payment.
Are there any “hidden” fees I am going to be charged after I agree to the purchase? Everything is disclosed on each property listing so you know exactly what you're paying for. Your initial deposit holds the property which begins your due diligence period. Monthly installments will begin one month after your due diligence period ends and is non refundable going forward. Although your deposit is fully refundable during your 15 day due diligence period, so if for any reason you find you cannot proceed you will receive a full refund on all paid during that first 15 days. Once the purchase price is paid in full I will then grant the Deed to transfer the property into your name making you the full legal and rightful owner. I cover all closing costs.
Do I need an attorney or real estate agent?
If you choose to do so that is fine, although it will be a cost that you as the buyer will pay for. I try to make it easy to understand the process and am transparent with easy-to-understand agreements as required in all sales transactions. Nevertheless, I encourage buyers to have a professional review the contract if they feel the need.
Do you work with any Title or Escrow Service Providers?
Working with a Title and Escrow service provider is ideally best when working with higher priced properties; however, on bargain priced properties less than $10K, I often prefer to keep the costs down so no one ends up having to pay more. Therefore, in most cases, I will close directly with the County Recorder's office. When closing with the County Recorder's office, I can either meet you at the Recorder's office to finalize the deal if it's local to Nye County, NV, where I live, or you will receive photos via text and/or email of everything involved along the way with tracking information once I get the Deed notarized. Pahrump is a rural town with no overnight deliveries, but USPS does offer tracking numbers so you can see exactly what is happening and when. I believe in being fully transparent in all I do.
How can I make arrangements to inspect the property before I buy it?
Many times I am no where near the property, or the timing may be off if you're wanting to meet locally. Feel free to go at a time that is convenient for you to check out the land and the area on your own, or at least have someone in the area report back to you with photos and details if for some reason you can't make it out to see the lot! I do like to provide as much information as you need to locate and visit the property on your own and the land isn't going anywhere. So, it will be there when you're ready to see it, with or without me. Just be aware that until your initial deposit is received, I will only hold it for the first person who makes a deposit to hold it first. The deposit guarantees the buyer the right to decide whether or not they want to proceed during their 15-day due diligence period without a risk of losing anything.
Can I use the Land while Under Contract to Purchase?
Please check with me prior to camping out or RVing on any property. Some Counties, and/or Cities/Towns have ordinances against such things, and I wouldn't want to place anyone in any way of harm. Although camping and RVing may be permitted on some properties, it does not mean they all are. There may also be camp fire restrictions in place for the properties where camping or RVing is permitted, so please check with me first before going out so I am aware of your plans and intentions. Until the property is legally yours I request that you do not start to build on the land until that time when it legally becomes yours by means of the Deed being recorded, UNLESS you've received a written agreement from me allowing for any changes on the land. And you will not be able to resell without my notarized signature on the Deed, so you'll need to pay off the debt before you can sell. That's when the Deed will then be in your name to do as you please. However, if you're wanting to sell before your loan is paid up, please talk with me to see how I can help.
When do I get the Deed to the property?
Once the property is paid in full I will issue your Deed for you to review first, which I will then have notarized and record it with the local county upon your final payment for any properties under $10K. Otherwise, the Title/Escrow company will handle all matters in recording. I will pay for the cost of recording. You will receive a preliminary copy and receipt of the recording and then once it's recorded the county will mail the Deed to you, which could take anywhere from a few days to receive it or longer depending on the County's workload, but they should record it right away the day they get it. You're always welcomed to call the County Clerk's Office to ask questions where the property is located, for your own peace of mind. Once validated and recorded at the county recorders office, you then own the property. The county will then mail you the original recorded deed for your records.
Do I have to use a Credit Card for the Deposit to Hold the lot?
No, you can pay whichever way works best for you by using either a Credit Card, PayPal, CashApp, Wire, ACH or Zelle. I have met buyers in person, if that is your preferred way, as long as it's in Pahrump, NV. Please contact me via my phone 775-419-2535, or by email at [email protected] so I can send over the agreement and invoice when you're ready to place a deposit to hold it for you. Once the deposit is made, please reach out to me right away so I can make sure I send you the proper paperwork needed and mark the listing as Offer Pending. And, you can always text, call, or email me through the Contact tab at the top of this website.
Are you a Realtor? No, I hung that hat up quite a few years ago now. It pleases me to be able to help buy land at a discount where I can save buyers more in some way when they buy from me too. Because these are my own properties it ultimately gives you a much better deal when it comes to your Land purchase.
Do you provide Owner Financing? Yes, in many cases, I do! Feel free to reach out to discuss terms that fit your budget. There are no prepayment penalties or balloon payments, so you have flexibility. You can choose to put more down for lower monthly payments or put less down with higher monthly payments—whichever suits you best. When you choose Seller Financing, I cover the Document and Recording Fees, which are included in the total payment amount. This means you’re still getting a great deal without any hidden fees.
How can I buy from you? When you're ready to buy, reach out to me so I can receive your information for the Agreement to purchase and provide you with an invoice that you can either pay by Credit Card, or you can choose to pay via PayPal, Zelle, CashApp, ACH, or wire. Once I receive your refundable deposit to hold the property, I will mark the listing as Offer Pending.
What if I change my mind after I made a deposit? No worries. I offer a 15-day due diligence period so that you can be sure the property you are wanting to buy works out for you. This means, you'll need to contact the County office to verify all of the information I've provided and to check on any matters of concern to you for wherever the property may be located. Make other calls if necessary to other service providers, etc. It's all part of your due diligence. Fifteen days is enough time to make sure you want to proceed so we both know if we can move forward or if I need to remarket it to someone else. If you're not able to proceed with the purchase, notify me in writing within that 15-day due diligence period so I can refund your full down payment.
Are there any “hidden” fees I am going to be charged after I agree to the purchase? Everything is disclosed on each property listing so you know exactly what you're paying for. Your initial deposit holds the property which begins your due diligence period. Monthly installments will begin one month after your due diligence period ends and is non refundable going forward. Although your deposit is fully refundable during your 15 day due diligence period, so if for any reason you find you cannot proceed you will receive a full refund on all paid during that first 15 days. Once the purchase price is paid in full I will then grant the Deed to transfer the property into your name making you the full legal and rightful owner. I cover all closing costs.
Do I need an attorney or real estate agent?
If you choose to do so that is fine, although it will be a cost that you as the buyer will pay for. I try to make it easy to understand the process and am transparent with easy-to-understand agreements as required in all sales transactions. Nevertheless, I encourage buyers to have a professional review the contract if they feel the need.
Do you work with any Title or Escrow Service Providers?
Working with a Title and Escrow service provider is ideally best when working with higher priced properties; however, on bargain priced properties less than $10K, I often prefer to keep the costs down so no one ends up having to pay more. Therefore, in most cases, I will close directly with the County Recorder's office. When closing with the County Recorder's office, I can either meet you at the Recorder's office to finalize the deal if it's local to Nye County, NV, where I live, or you will receive photos via text and/or email of everything involved along the way with tracking information once I get the Deed notarized. Pahrump is a rural town with no overnight deliveries, but USPS does offer tracking numbers so you can see exactly what is happening and when. I believe in being fully transparent in all I do.
How can I make arrangements to inspect the property before I buy it?
Many times I am no where near the property, or the timing may be off if you're wanting to meet locally. Feel free to go at a time that is convenient for you to check out the land and the area on your own, or at least have someone in the area report back to you with photos and details if for some reason you can't make it out to see the lot! I do like to provide as much information as you need to locate and visit the property on your own and the land isn't going anywhere. So, it will be there when you're ready to see it, with or without me. Just be aware that until your initial deposit is received, I will only hold it for the first person who makes a deposit to hold it first. The deposit guarantees the buyer the right to decide whether or not they want to proceed during their 15-day due diligence period without a risk of losing anything.
Can I use the Land while Under Contract to Purchase?
Please check with me prior to camping out or RVing on any property. Some Counties, and/or Cities/Towns have ordinances against such things, and I wouldn't want to place anyone in any way of harm. Although camping and RVing may be permitted on some properties, it does not mean they all are. There may also be camp fire restrictions in place for the properties where camping or RVing is permitted, so please check with me first before going out so I am aware of your plans and intentions. Until the property is legally yours I request that you do not start to build on the land until that time when it legally becomes yours by means of the Deed being recorded, UNLESS you've received a written agreement from me allowing for any changes on the land. And you will not be able to resell without my notarized signature on the Deed, so you'll need to pay off the debt before you can sell. That's when the Deed will then be in your name to do as you please. However, if you're wanting to sell before your loan is paid up, please talk with me to see how I can help.
When do I get the Deed to the property?
Once the property is paid in full I will issue your Deed for you to review first, which I will then have notarized and record it with the local county upon your final payment for any properties under $10K. Otherwise, the Title/Escrow company will handle all matters in recording. I will pay for the cost of recording. You will receive a preliminary copy and receipt of the recording and then once it's recorded the county will mail the Deed to you, which could take anywhere from a few days to receive it or longer depending on the County's workload, but they should record it right away the day they get it. You're always welcomed to call the County Clerk's Office to ask questions where the property is located, for your own peace of mind. Once validated and recorded at the county recorders office, you then own the property. The county will then mail you the original recorded deed for your records.
Do I have to use a Credit Card for the Deposit to Hold the lot?
No, you can pay whichever way works best for you by using either a Credit Card, PayPal, CashApp, Wire, ACH or Zelle. I have met buyers in person, if that is your preferred way, as long as it's in Pahrump, NV. Please contact me via my phone 775-419-2535, or by email at [email protected] so I can send over the agreement and invoice when you're ready to place a deposit to hold it for you. Once the deposit is made, please reach out to me right away so I can make sure I send you the proper paperwork needed and mark the listing as Offer Pending. And, you can always text, call, or email me through the Contact tab at the top of this website.