Buying a parcel from Lotvestors LLC
Three steps from browsing to owning Florida land
There is no loan application and no bank. You reserve a parcel online, sign a Contract for Deed by email, and make fixed monthly payments until it is yours.
In one paragraph: you pick a parcel and reserve it, Lotvestors LLC emails you an invoice for the $99 down payment and the $199 document fee ($298 total) from payments@lotvestors.com, and once it is paid within 24 hours the parcel is yours to finish paying for. Within two business days of payment Lotvestors LLC emails the Purchase Agreement and Contract for Deed through SignNow; you sign within seven days; the first monthly payment is due on the 15th of the following month. There is no credit check, no prepayment penalty, and the deed is recorded in your name when the balance reaches zero.
Select a parcel and reserve it
Start on the available parcels page. Every listing shows the cash price, the monthly payment, the term in years, the county, the parcel number, the size, the annual property taxes, and what we know about road access, power, water, and sewer. Read all of it. Most of our parcels are investment acreage with no road, no utilities, and no building allowed now, and the listing will say so. If anything about use matters to you, call the county Planning and Zoning office before you go further; we cannot answer those questions for you. When you are sure the parcel and the terms are right, click Reserve and fill in the form. That marks the parcel Sale pending and holds it for you for 24 hours. We email you an invoice for the $99 down payment plus the $199 document fee, $298 total, from payments@lotvestors.com; pay it within the 24 hours and the parcel is yours. The payment is non-refundable, so do the checking first, not after. There is no credit check and no employment verification. If you can afford the payment, you are approved.
Sign the Contract for Deed and set up monthly payments
Within two business days of your payment, the Purchase Agreement and Contract for Deed arrive by email through SignNow, an electronic signing service. You can read and sign on a phone or a computer. The contract spells out the price, the 16% interest, the monthly payment, the term, the rules about what you cannot do on the land while you are paying (no living, camping, building, clearing, fencing, or storing anything), the late fee, and the ten-day notice before default. Want to read it before you reserve? Ask us for a sample copy. You have seven days to sign. If the contract is not signed within seven days, the reservation is void, the $298 is forfeited, and the parcel goes back on the market. On the reservation form you also choose how you will pay each month: automatic debit from a checking account, a credit or debit card, a monthly emailed invoice you pay by hand, or a check or money order by mail. We will email you to confirm the details before the first payment.
Make the payments, then take the deed
Your first monthly payment is due on the 15th of the month after you reserve, and the same amount is due on the 15th every month after that for the term of the contract. Once a year we pay the property taxes on the parcel and invoice you for them; on most investment acreage that is a small bill. While you are paying, the parcel stays in the name of Lotvestors LLC. You can pay extra any month or pay the whole balance off whenever you like, and there is no prepayment penalty. Paying early is the single best way to cut the interest, and we encourage it. When the balance reaches zero, we draw up a deed in your name, record it with the county, and the parcel is yours, free and clear of anything owed to us. From that point on you deal with the county directly on taxes and on whatever you decide to do with the land.
After you pay
What happens next, in order
Here is the timeline from the moment your $298 goes through to the day the deed is recorded.
Within 2 business days
The contract lands in your inbox
We send the Purchase Agreement and Contract for Deed to the email address you gave when you reserved, through SignNow. Open it on any phone or computer, read every page, and if something is unclear, ask before you sign. The contract names the parcel, the price, the payment, the term, and the rules that apply until payoff.
Within 7 days
Sign it, or the reservation lapses
You have seven days from the day the contract is sent to sign it electronically. If it is not signed by then, the reservation is void, the $99 down payment and $199 document fee are forfeited, and the parcel goes back on the market for anyone to reserve. Seven days is plenty, but do not let it sit in a spam folder.
The 15th of next month
Your first monthly payment
The first payment is due on the 15th of the month after you reserve, and every month after on the same date. Before then we email you to confirm how you want to pay: automatic debit from your checking account, a credit or debit card, a monthly invoice by email that you pay yourself, or a check or money order by mail. Pick whichever you will actually keep up with.
Every year
Taxes, late fees, and the ten-day notice
Once a year we pay the county property taxes on your parcel and invoice you for the amount; the annual figure is on every listing. A late monthly payment costs $35 or 15% of the payment, whichever is greater. If you fall into default, on payment or on any other contract term, we send a ten-day notice to fix it. If it is not fixed, you lose the parcel. It does not touch your credit, but nobody wants that.
At payoff
The deed goes in your name
When the last payment clears, whether that is at the end of the term or years early, we prepare a deed in your name and record it with the county. The parcel leaves Lotvestors LLC and becomes yours. There is no prepayment penalty at any point, so paying it off early only saves you interest and gets you the deed sooner.
Do your homework
A due diligence guide for buying vacant land you have not walked
We put everything we know about a parcel in its listing. But "everything we know" is not the same as "everything there is to know," and since every payment is non-refundable, the checking has to happen before you pay. Here is how to do it in an afternoon.
Start with the parcel number
Every listing shows the county and the parcel number (sometimes called the parcel ID or folio). Go to that county's property appraiser website (search for the county name plus "property appraiser"), find the parcel search, and paste the number in. You will see the legal description, the acreage, the assessed value, the tax history, an aerial photo, and usually a map layer showing roads, flood zones, and neighboring parcels. This is the single most useful ten minutes you can spend. If what you see does not match the listing, ask us before you reserve.
Call Planning and Zoning
The county Planning and Zoning office (sometimes called Growth Management or Development Services) is the only place that can answer "can I build here," "can I put a mobile home here," "can I camp here," or "what is this zoned." Give them the parcel number. Ask about the zoning district, the minimum lot size to build, whether the parcel is in a platted subdivision that was never developed, and whether there are any known restrictions. We are not being evasive when we send you there. We are not the county, and their answer is the one that counts.
Legal access is not the same as physical access
Many of our investment parcels sit in subdivisions that were platted with rights of way or easements between the lots, which gives every owner a legal path to reach their land. But the roads were never built. So a listing may say "legal access by easement" and "no physical access" in the same breath, and both are true. You may not be able to drive to the parcel, walk to it, or even find it without a GPS and a strong sense of adventure. We say "we do not recommend visiting" on some listings for exactly that reason: it may mean crossing other people's land, and it may not be safe. Buy those parcels as investments, not as places to go.
Wetlands and flood zones
Plenty of cheap Florida land is cheap because it is wet. Check the FEMA flood map for the parcel (the county appraiser's map usually has a flood layer) and look at the aerial photo for standing water, cypress, or marsh. Wetlands are not worthless; we have watched wetland parcels in Sarasota become shopping centers. But they are harder and slower to develop, and you should know before you buy. We do not survey or wetland-delineate parcels, and we do not claim any parcel is dry unless the listing says so.
Buildable lots versus investment acreage
Occasionally we sell a true building lot: paved road, power at the street, residential zoning, higher taxes. The listing will say so plainly. Everything else is investment acreage, the kind of land we describe in Land banking in Florida: no road, no utilities, not buildable now, and the contract forbids living, camping, building, clearing, or storing anything on it until payoff. If you want to build, only buy a lot whose listing says it is buildable, and confirm it with the county anyway. The FAQ covers the difference in more detail.
What the taxes look like
Investment acreage in an undeveloped subdivision is assessed low, so annual property taxes are often well under $100 for the whole parcel, and the exact figure is on every listing. A building lot on a paved road in a coastal county can run several hundred dollars a year. We pay the taxes once a year and invoice you; after payoff, the county bills you directly. Taxes can rise as the area develops, which is a cost of the very thing you are hoping for.
Do those five things. Still want the parcel? Then you are ready. Read the Owner Financing terms one more time, then reserve it.
What you need to reserve a parcel
Not much, which is the point. Before you click Reserve, make sure you have:
- You are 18 or older. You must be a legal adult to use this site or to sign the Contract for Deed.
- The $298 for the down payment and document fee. That covers the $99 down payment and the $199 document fee. We invoice it once, when you reserve, it is due within 24 hours, and it is non-refundable once paid.
- An email address you actually check. The invoice comes by email from payments@lotvestors.com, the contract follows through SignNow within two business days of payment, and you have seven days to sign it. If it goes to a dead inbox, you lose the reservation and the $298.
- A decision on how you will pay monthly. Automatic debit from checking, a credit or debit card, an emailed invoice you pay by hand, or a check or money order by mail. You choose on the reservation form and can change it when we email you before the first payment.
- A monthly budget that covers the payment without stress. That is the entire approval process. There is no credit check, so the honest judgment is yours.
- The willingness to do your own due diligence. Look up the parcel number on the county property appraiser's site, call Planning and Zoning about use, and read the Owner Financing page. Everything is sold as-is, and every payment is final.
With those six things in hand, you can reserve a parcel today and have the contract signed by the end of the week.
Questions about the process
- 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.
- 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 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.
- 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.
- 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.
Questions
Something on this page still unclear?
Ask it through the form and we will answer in writing, usually within one business day. Name the parcel you have in mind if there is one.
Written answers are easier to keep and compare than a phone call, which is one reason we do not take sales calls.