Answers
Questions people ask before they reserve a parcel
Plain answers about buying owner-financed Florida land from Lotvestors LLC: what $99 down covers, how the Contract for Deed works, what you can and cannot do with the land while you are paying, and how to check a parcel before you pay. If your question is not here, send it through the contact form and we will answer by email, usually within one business day.
How does your Florida owner financing work?
You pick a parcel on our site and reserve it with the form on the listing. The parcel is held for you for 24 hours while we email you an invoice for the $99 down payment and the $199 document fee ($298 total) from payments@lotvestors.com; pay it in that time and the parcel is yours. There is no credit check and no employment verification. Approval comes down to one question, and you answer it: can you make the monthly payment without hardship? Within two business days of payment we email you a Purchase Agreement and Contract for Deed to sign electronically. You then make fixed monthly payments at 16% interest, with no penalty for paying off early. When the balance reaches zero, we draw up a deed in your name. The full details are on the Owner Financing page.
Can I use the property while I am making payments?
Mostly no. To keep our risk and liability low enough to offer owner financing at these prices, the contract includes these rules while you are paying:
- You will not live on the property or let anyone else live on it.
- You will not alter the property without our written consent, including clearing it, adding structures or fences, or leaving items on it.
- You will comply with all building, zoning, health and other applicable codes.
- Any cost to correct a violation, including cleanup, fines and permits, is yours.
- You will not record the contract in any public records.
- Breaking any of these rules puts you immediately in default.
- You will not live on the property or let anyone else live on it.
- You will not alter the property without our written consent, including clearing it, adding structures or fences, or leaving items on it.
- You will comply with all building, zoning, health and other applicable codes.
- Any cost to correct a violation, including cleanup, fines and permits, is yours.
- You will not record the contract in any public records.
- Breaking any of these rules puts you immediately in default.
How are these properties different from the ones on the MLS?
Most of the parcels on our site never appear on the MLS. The MLS (Multiple Listing Service) is where real estate agents list property for sale. We work directly with landowners who want to sell, often because we can solve their problem faster and cheaper than a listing would. We buy the parcel for cash, and then we resell it here, usually with owner financing. So what you see on the Available Parcels page is inventory we own, priced by us, without an agent's commission built in.
Are you an agent who lists land for sale?
No. We are not agents or brokers, and we do not mark up someone else's land to earn a commission. Lotvestors LLC owns every parcel we sell. When you reserve a property, you are dealing with the owner of record, and the Contract for Deed is between you and us. You can confirm ownership yourself by looking up the parcel number on the county Property Appraiser website; the owner shown will be Lotvestors LLC.
Why are your properties so cheap?
Two reasons. First, we buy directly from landowners who need or want to sell, often for cash and quickly, so we buy at a discount and pass part of that discount to you. Second, cheap land is usually cheap for concrete reasons: no maintained road, no utilities, not buildable today, or a rural location. We tell you what we know about each parcel on its listing. A low price is a description of what the land is today, not a promise about what it will be worth later.
How often do you add new parcels, and how fast do they sell?
We are always sourcing new land and add parcels to the Available Parcels page on a continual basis, so check back often. The cheapest parcels tend to sell quickly, sometimes within days of listing. A parcel shows as sale pending once someone has reserved it and their invoice is out, or the invoice is paid and we are waiting on the signed contract. If the invoice is not paid within 24 hours, or the contract is not signed within seven days, the parcel goes back on the market. Ask us through the contact page and we will let you know when something new is listed.
Do you run a credit check?
No. We do not pull your credit, verify your employment, or ask for income documents. Our only approval question is whether you can make the monthly payment without stress or hardship, and you are the one who answers it. The trade-off is that if you stop paying, you lose the parcel and the payments you have made, though a default does not affect your credit in any way. Please be sure the payment fits your budget before you reserve.
What does the $99 down payment cover?
The $99 is your down payment on the purchase price and it reserves the parcel for you. It comes off the cash price, so on a $4,999 parcel you finance $4,900. It does not cover the $199 document fee, which is separate. Reserving holds the parcel for 24 hours while the invoice comes to you; paying it takes the parcel off the market and starts the clock: within two business days you receive the contract by email, and you have seven days to sign it. Like all payments, the $99 is non-refundable.
Is the $298 refundable if I change my mind?
No. The $99 down payment and the $199 document fee are non-refundable once paid, and so is every monthly payment after that. This is stated on every listing, on our Terms page and on the Owner Financing page. Please do your homework before you reserve: look up the parcel number, call the county Planning and Zoning office, and read the contract terms. If you have questions, ask them first. We would rather talk you out of a parcel than refund one.
Do you buy land as well as sell it?
Yes. Lotvestors LLC has been buying and selling Florida land since 2015, with thousands of transactions across 23 Florida counties. Most of what we sell came from landowners who contacted us directly because they wanted a quick, simple cash sale instead of listing with an agent. If you own vacant land in Florida and want an offer, send us the county and parcel number through the contact page and we will look at it. We are a BBB A+ rated company since 2015.
What is the $199 document fee?
The document fee is a one-time charge that covers preparing your Purchase Agreement and Contract for Deed, sending it for electronic signature, setting up your payment account and monthly billing, tracking your balance for the life of the contract, and preparing the deed when you pay off. It is not applied to the purchase price and it is not refundable. The fee is the same $199 on every parcel regardless of price, so the total to reserve any parcel is always $298.
What is the interest rate?
Sixteen percent (16%) per year, fixed for the life of the contract. We are upfront that this is high compared with a bank mortgage and low compared with most credit cards. It is what allows us to extend financing to anyone with no credit check. The listing shows the exact monthly payment and term, so there is no guesswork. Because there is no prepayment penalty, you control how much interest you actually pay: extra payments or an early payoff reduce it directly.
Can I pay off the parcel early?
Yes, at any time, with no penalty. We would be glad if you did. Interest is charged on the outstanding balance, so paying extra each month or paying the whole balance off in a lump sum saves you money. To find out your current payoff amount, send a note through the contact form. Once the balance is paid, we close on the property and draw up the deed in your name.
What is the late fee, and what happens if I stop paying?
If a payment is late, the late fee is $35 or 15% of the payment, whichever is greater. We try to work with people and be flexible, but if you default on a payment or any other term of the contract, we send a ten-day notice to make things right. If it is not resolved in those ten days, you lose the property and all payments made. This does not affect your credit in any way, but it is an outcome neither of us wants, so please reserve only what you can comfortably afford.
What is a Contract for Deed, and when do I get the deed?
A Contract for Deed, also called a Land Contract, is an installment sale. While you are making payments, the parcel stays titled in our company name, Lotvestors LLC, and you hold a contractual right to buy it. When the balance is paid in full, we prepare a deed in your name and record it with the county, and the parcel is officially yours. The contract itself is not recorded in the public records. A sample contract is available before you reserve; ask for one on the contact page.
Who pays the property taxes during the contract?
We do, and then we invoice you. Once a year we pay the county property tax bill on the parcel because it is still titled in our name. We then send you an invoice for the amount, which you pay on top of your regular monthly payment. Taxes on most of our investment acreage are very low, often under $50 a year, and the current annual amount is shown on each listing. After you pay off and the deed is in your name, the tax bill comes directly to you.
Can I sell or transfer the parcel before it is paid off?
Not on your own. The Contract for Deed is not assignable, which means you cannot sell your interest, sign it over to someone else, or record it, unless we agree in writing. If your circumstances change, ask us. We have been flexible with buyers before and would rather find a workable answer than see a contract default. The simplest path is usually to pay off the balance first, take the deed in your name, and then sell the parcel as the owner.
What happens if I do not sign the contract within 7 days?
After you pay the $298, we email your Purchase Agreement and Contract for Deed through SignNow within two business days. You can review and sign it on a computer or phone. If it is not signed within seven days of being sent, the contract is void, the down payment and document fee are forfeited, and the parcel goes back on the market. If something is holding you up, such as a question about the terms, contact us before the seven days run out and we will help.
How do I make the monthly payments, and when is the first one due?
On the reservation form you choose how you want to pay: automatic debit from a checking account, a credit or debit card, a monthly emailed invoice you pay manually, or a check or money order by mail. Your first monthly payment is due on the 15th of the month after you reserve. Between reserving and that date we will email you to set up the details. After that, payments are due on the 15th of each month for the term shown on your listing, until the balance is paid.
Can I buy more than one parcel?
Yes. Many of our buyers own several parcels, and we have sold multi-lot packages in the past. Each parcel is reserved separately with its own $99 down payment and $199 document fee, and each gets its own Contract for Deed and monthly payment. If you are considering several lots at once, contact us first. We can tell you whether any adjoin, whether we have similar inventory not yet listed, and whether a package makes sense. Please make sure the combined monthly payments fit your budget.
What does sale pending mean on a listing?
Sale pending means someone has reserved that parcel. Their invoice for the $298 is out and the parcel is held for 24 hours; once it is paid, the listing changes to sold and we send the contract, which must be signed within seven days. If the invoice is not paid in time, or the contract is not signed, the parcel is relisted as available. Interested in a pending parcel? Ask us on the contact page and we will tell you if it comes back.
Can I visit the property before I buy?
You are welcome to try, but for many of our parcels we do not recommend it. Some parcels have no physical road access: they sit inside subdivisions where the streets were platted but never built, and the only way in is a trail through someone else's land, or nothing at all. Each listing states what we know about road access. Where a parcel has a maintained road or a known trail, the GPS coordinates on the listing will get you there. Where it says no access, please believe it.
Can I build, camp, or park an RV on the parcel?
Not during the contract. While you are making payments, you cannot live on the land, place a mobile home or RV, build anything, clear, fence, or store items there. After the parcel is paid off and deeded to you, what you can do is up to county zoning and land use rules, and most of our investment acreage is not buildable at this time. If building or camping is your goal, call the county Planning and Zoning office about the specific parcel number before you reserve it.
What does road access: easements mean?
It means the parcel has legal access on paper but not a constructed road on the ground. In the old platted subdivisions where many of our parcels sit, the developer recorded 25 or 30 foot wide rights of way between the lots. Those easements guarantee that a road could legally be built someday and that you are not landlocked in the legal sense. They do not mean you can drive to the parcel today. Treat easements as an investment feature, not a driveway.
What does not buildable at this time mean?
It means that, as far as we know, the county will not issue a permit to build a home on the parcel today, usually because there is no constructed road, no utilities, or the area was never developed. Our Investment Acreage Program parcels are sold for buy-and-hold investment on exactly that basis. Whether a parcel ever becomes buildable depends on future development, county decisions and infrastructure that may or may not arrive. We cannot predict that, and we do not promise it.
What if the parcel is in a flood zone or has wetlands?
It might. A lot of central Florida is low and wet for part of the year, and some of our parcels are in mapped flood zones or contain wetlands. We tell you everything we know on the listing, but we have not walked most of these parcels and we are not surveyors. Before you reserve, check the FEMA Flood Map Service Center for the flood zone and ask the county about wetland designations. For a buy-and-hold investment this may not matter to you. For any future use, it will.
Are the listing photos of the actual parcel?
Not always. Many of our parcels have no physical access, so photos may be representative of the typical terrain, plants and wildlife of the general area rather than the specific parcel. Where we have real photos of the parcel we say so. The aerial view on the county Property Appraiser site, or the GPS coordinates on the listing dropped into a satellite map, will show you the actual piece of ground. Please look at those before you reserve, and never buy any land from anyone based on photos alone.
How do I know the parcel really exists and that you own it?
Every listing shows the parcel number. Go to the Property Appraiser website for that county, search the parcel number, and you will see the owner of record (Lotvestors LLC), the acreage, the legal description, the assessed value, the tax history and an aerial photo. Most counties also have a GIS map that shows the parcel outline. This takes five minutes and it is the single best piece of due diligence you can do. We list the number so you can check.
More about how we work
These are the questions that come up most, answered the way we would answer them in writing: plainly, without a sales pitch, and with the parts people wish they had been told. You do not need to read all of them. Find the one closest to your situation, then open the available parcels and check the same facts on the listing.
Three pages cover most of what the FAQ touches: how it works walks through the process from reserving to the deed, owner financing holds the exact terms and the six contract rules, and the land banking guide explains why most of our parcels are bought to hold rather than to build on. Every parcel page repeats the numbers that matter for that specific piece of land.
Two things are worth saying up front. First, questions about what you can build, park, camp, or store on a parcel are decided by the county Planning and Zoning office, not by us, so we will always send you there for the binding answer. Second, the $99 down payment and the $199 document fee are non-refundable, which is why we would rather answer a question before you reserve than after. Ask through the contact form; there is no sales call and no pressure.
Still have a question we did not cover? That is exactly what a short conversation is for. You can head to the next step whenever you are ready, with no pressure and no obligation.