How Does This Work?

We want to be absolutely transparent in our sales process. Scroll to the bottom for a 2 minute video explaining our approach to owner financing. If you do not see your particular question addressed here, please call, text or email us anytime (281) 595-9341.

How does purchasing a property from your site work?

We sell property one of two ways, either for cash or with owner financing. Our listings have a “Reserve Now” button for each option. By clicking that button, you will be taken to a payment form where you will be charged the down payment and the doc fee. Once that is complete, we receive a notification on our side and the property is taken down and marked “Pending”. We then contact you to confirm your purchase preference and prepare the next steps. If cash and closing in house – then you will receive a purchase receipt for your down payment and a payment link to collect the cash balance and we prepare the new deed and submit it to the County for recording.

Are their any hidden fees when buying land from you?

No. We charge a Doc Prep fee for all sales (cash as well as owner financing) because we in turn pay to have those documents prepared and recorded. We do not profit off of that fee.

There are two items we do not pay for:

Title company fees and HOA transfer fees

If using owner financing, you will see a monthly loan servicing fee of $10.00.

Are you a real estate agent?

No. We are private investors who own all of the inventory you see listed for sale on this website. All of the properties are recorded in their respective county under “Century Tree Investments LLC”.

How do you price your properties?

We are constantly watching the markets where we list properties for sale and price our properties slightly under the going market rate in an effort to sell them quickly. You will notice that there is essentially a 30% discount given for the cash option on any property.

Can you keep me help me look for a specific kind of property?

Through a lot of experimentation over the years, we have found that we do best by focusing our efforts “an inch wide and a mile deep” versus offering a variety of properties across many different states. We know the counties where we buy land very, very well. If you are looking for something in those areas, we can certainly review our pipeline and see what is in process.  If you are looking for property in another region of the country, we can send you some links to other databases that will help you in your search.

How do I know if this is a safe way to purchase property?

This is a very valid concern and one that we spend a lot of time communicating to any potential buyer. We aim to be transparent in our process and explain in detail exactly what a buyer can expect from us when they consider purchasing property. We try to capture the most frequently asked questions on this page and we also have a brief animation showing the owner financing process. We provide all of the information a buyer would need to research these properties in the listings – the APN, the legal description, etc.. We encourage every buyer, whether you buy from us or someone else, to make a few phone calls and talk with the County and the HOA (if applicable) and verify everything stated in the property description. We are happy to provide those contacts for you.


How do I know your website is secure when making a payment?

First look at the URL of our website (the website address in the search bar). It begins with “https” instead of “http” which means the site is secured using an SSL Certificate (the “s” stands for “secure”). SSL Certificates secure all of your data as it is passed from your browser to the website’s server. You will also notice a padlock icon to the left of our website address, this is a virtual indicator that our website uses an SSL Certificate. 

Are there any hidden fees when buying outright "Cash"?

No, all cash sales have two expenses: Doc Fee and Cash Price. 

Can I close on the purchase of this property through a Title Company?

Yes, we have worked with buyers who prefer to close through title. If you have a title company you would like to work with great. If you need a recommendation then we can share some of the companies we have worked with. If closing through title, then we waive our doc fee because the title company will be preparing all of the documentation. Please understand that you are fully responsible for all fees associated with title.

Are there any overdue HOA fees or back-taxes on the properties?

No, all property taxes are current within the last 12 months or will be brought current prior to transferring ownership.

How much are taxes?

No, In every property listing we share the most recent annual property tax amount. If you do not see that information in the listing or would like to verify, call the County Tax Assessor Collector’s office and provide them with the APN (Assessor Parcel Number) and ask.

Are there any liens on the properties?

No, we do not buy or sell any properties with liens. Part of our extensive due diligence when we are vetting properties is confirming that each property is free and clear of any debts and liens. If we encounter a property with a lien, we inform the owner that we are unable to purchase until that is cleared.

How can I understand what I am permitted to build on the property?

In Texas, there is no zoning outside of a city’s ETJ (extraterritorial  jurisdiction). Please call the County Clerk’s office to verify this information. HOA/POA deed restrictions take precedence and we provide the specific lot number and section locating the property within the community in the listing description along with a link to the HOA/POA deed restriction documentation. We also provide links to the specific HOA/POA and encourage you to review that document and ask questions.

How is ownership transferred to me?

All of the properties that we acquire are completed using a Warranty Deed. When transferring ownership, we the Grantor, sign over the Warranty Deed (in the case of a cash sale) or use a Deed of Trust coupled with a Warranty Deed with Vendor’s Lien (in the case of owner financing). 

When can I begin to improve the property?

If you are paying cash, you can begin to improve the property as soon as the Deed is recorded in your with the County Clerk. If you are financing, you can begin to improve the lot as soon as the Deed of Trust and Warranty Deed with Vendor’s Lien (WDVL) is recorded with the County. 

If I choose to purchase a property with owner financing, can I make additional payments or pay off the loan early?

Yes. There are no penalties for making additional payments or paying off your property early. You simply log into your Borrower portal and make any additional payments at your convenience. 

What is my Doc Fee applied towards?

Regardless of the pricing option a buyer chooses, there are forms that require time, professionalism and follow up to ensure all documents are generated with accuracy and recorded properly with the County Clerk. This is not a profit center for us.    

What is the interest rate on Owner Financed properties?

In All land loans are structured with a 5-7% interest rate. We do not require income verification or conduct a credit check. 

If I buy a property with owner financing, who pays the property taxes or the HOA/POA dues?

The buyer is responsible for paying property taxes and HOA/POA dues and transfer fees. 

Can you help me understand what a "Warranty Deed with Vendor's Lien" is?

When a warranty deed contains a vendor’s lien, the buyer agrees to allow the seller to seize the property until the property is paid for in full. It’s used in situations where the buyer is taking immediate possession of the property, but is paying the purchase price installments or at some later date. 

Regarding the owner financing option, what is the note servicing fee?

The note servicing fee is a $10 per month fee that we charge for servicing the loan. The note servicing fee is collected as compensation for keeping a record of payments, collecting and making property tax escrow payments and providing the borrower with access to a client portal that can be used to view the outstanding balance, make additional principal payments or change the method of payment. 

Do you have a return and cancellation policy?

If you are not fully satisfied for any reason prior to your closing, we will promptly issue you a full refund of your deposit. All Doc Fees are non refundable. All refunds will be issued via check or ACH transfer.

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