Buyer FAQ
Common questions about buying rural land from Remarkable Land®.
The Property
How do I see the property in person?
Go look at it. Every listing has GPS coordinates and maps. Drive out and walk it. Bring a vehicle that can handle a rough road, and don't get yourself stuck out there. Call us first if you've got questions before you go.
Is the property legally accessible?
Yes. We don't sell landlocked land. Every property we list has a legal right of access. Legal access is not the same as an easy drive. Road condition, weather, gates, and who maintains the road all vary. Drive the route yourself before you buy.
Does it come with a survey?
Almost always, and it comes with the listing. A survey shows the boundaries. It does not mean the corners are flagged on the ground today. If you want the corners physically marked for a fence or for building, hire a licensed surveyor before closing.
Does the property have utilities?
Check the listing. If utilities are there, we say so. If the listing doesn't mention them, assume there are none and confirm with the local providers before you buy.
Is there water, or can I drill a well?
Anything we know is on the listing. Water rights and well rules vary by state and by property. If water matters to your plans, confirm it with the county, the state water authority, or a local well driller before you close.
Will the land perc for a septic system?
We don't perc-test our properties. If there's an existing test, the listing notes it. If you're planning on septic, confirm the soil will perc with the county or a licensed installer before you close.
What can I do with the land? Build, mobile home, camp, hunt, farm, run a business, split it later?
The listing is your starting point. Most rural land has few restrictions, but your exact use comes down to county rules, deed restrictions, any HOA or POA, and state law. Subdividing is a local question too. Whatever you have planned, call the county and confirm it before you buy. It's one phone call and it's worth making.
Is it in a flood zone, or are there other environmental issues?
Anything we know is on the listing. Flood maps change, and flood is not the only thing to check. Pull the current FEMA map for the parcel yourself, and if wetlands, wildfire, or protected species would affect your plans, check the county GIS and state environmental resources before you buy.
What about mineral rights?
We don't keep the minerals. Unless the listing says otherwise, whatever mineral rights we own go to you with the property. We can't guarantee what an owner before us may have reserved. The title work shows what's on record.
What will my property taxes be?
Taxes were current when we bought it, and they're prorated between us at closing. One thing to watch: an ag or wildlife exemption may not carry over to a new owner. If it drops, your taxes go up. Ask the county assessor what the bill looks like without the exemption so there's no surprise.
Are there HOA, POA, or road-maintenance dues?
Any dues we know about are on the listing. If the access road is shared, plan on some maintenance cost. Confirm HOA or POA dues with the association or the county before you buy.
Due Diligence
What should I verify before I buy?
Before you sign or close, confirm the things only the county and local providers can confirm: access and the road, boundaries, utilities, zoning and permitted use, building, mobile home and camping rules, well and septic feasibility, flood and environmental risk, taxes and any exemption, dues, and any title exceptions. We give you the listing materials and the closing documents. Your job is to confirm your intended use fits.
Can I do my own due diligence first, and can I have a contingency?
Yes. We want you to. Walk the land, check the access and utilities, call the county about what you can do with it. If you need a contingency, say so and we'll work it out case by case. We'd rather you close sure than close fast.
What's a title commitment, and how do I see easements or restrictions?
The title commitment comes before closing. It spells out the conditions the title company will insure under, and it lists the exceptions, easements, and restrictions of record. Read it before you close. If something on it affects your plans, ask the title company or your own advisor.
What documents will I get before closing?
Depending on the property and how it closes, you'll see the signed contract, the survey if there is one, the title commitment, the closing statement, the deed for review, and wiring instructions from the title company. After the deed is recorded, you get the recorded copy.
What happens if the title work finds a problem?
That's what the title work is for. If something needs to be cleared, the title company and we work through it before closing. If it can't be cleared, you're not expected to close without clean, insurable title.
Buying & Closing
How do I buy a property?
Tell us which listing you want. We don't hold or reserve property. The way to lock it down is a signed contract. We use the standard state contract, so nothing about the paperwork is unusual.
What if someone else wants the same property?
First signed contract takes it. We don't hold property and we don't take deposits to sit on one. If you want it, get the contract signed.
Is the price negotiable?
No. We buy in volume and price for a quick sale, so the price is firm. It's set to come in under comparable listings, and the title work is handled before closing. That's where the value is.
Can I use my own lender?
Yes, if your lender will finance rural vacant land and can meet the contract timeline. Land loans often want a bigger down payment and a shorter term than a home mortgage. Talk to your lender before you sign so the timeline is real.
What happens after I sign the contract?
You wire your funds to the title company. They run the title work, prepare the deed, and record it with the county. You get the recorded deed. We keep you posted at each step.
How do I pay, and how do I avoid wire fraud?
Funds get wired to the title company. Wire fraud is real in land deals, so do this every time: only follow wiring instructions that come directly from the title company through its normal process, and before you send a dollar, call the title company at a number you looked up yourself and confirm the instructions out loud. Treat any last-minute change to wire instructions as fraud until you've verified it by phone.
What is title insurance, and what does it cover?
Title insurance protects you against covered ownership problems that existed before you bought, like certain liens, recording defects, or a competing ownership claim. It does not insure your intended use, zoning, flood risk, utilities, or the condition of the land. It covers title, not the dirt.
Who pays closing costs?
The listing or the contract tells you who pays what. At a title-company closing, the settlement statement lays out the purchase price, prorated taxes, title and escrow fees, recording fees, and anything agreed to, before any money moves. Ask to see it in advance if you want to.
How does closing work, and can I close remotely?
Most of the time it's through an attorney or an independent title company, with title insurance and a warranty deed. On some properties we can close in-house and save you the cost. We'll tell you which one applies before you sign. Out-of-state is normal here. Most closings run by secure portal, email, or mail-away with a mobile notary. The closing company tells you exactly what's needed.
How long does closing take?
Usually two to four weeks from a signed contract. Depends on the title company and the property.
When do I get the deed, and when can I start using the property?
You get the deed once it's recorded with the county. Don't start until then. No improvements, no occupying it, no hunting, camping, cutting timber, or storing anything on it before you own it, unless the contract says otherwise in writing.
Are there any hidden fees?
No surprise fees from us. The listing and the contract show the deal. The closing statement shows the title, escrow, recording, and tax proration costs before you wire. Nothing shows up later that wasn't on those.
Can I buy through an LLC or trust, from out of state, or as part of a 1031 exchange?
Yes to all three. Tell us how you're taking title so the contract and deed match the buyer. If it's an entity, the title company may ask for documents showing who's authorized to sign. For a 1031, we'll cooperate if your qualified intermediary and timeline are ready. Talk to your tax advisor before you sign. We don't give tax advice.
Working With Us
Are you a broker?
No. We own the land we sell. We're the principal, not a broker or an agent working a deal for someone else. There's no agency relationship and no commission built into your price. You're buying directly from the owner.
Do I need a realtor or an agent?
No. You're buying straight from the owner on the standard state contract, closing runs through a title company with title insurance and a warranty deed, and there are no surprise fees. Bring an agent or an attorney if you want one. Nothing about this requires it.
I'm a realtor, or I have a buyer's agent. Do you pay commission?
Yes. We work with buyer's agents and pay 3% at closing. Have your agent call us before the offer's written so we can confirm the terms.
How are your prices below market?
We buy land in volume and price it to sell fast instead of sitting on it. The speed is where the discount comes from, and the title work is done before closing. You buy under comparable listings with clean title. That's the whole story. No catch.
Do you offer owner financing?
On some properties, yes. When it's available, the terms are on the listing. Most properties are cash or outside financing.
What states do you sell in?
Depends on what we've got right now. Look at the map for everything available today.
Do you buy land too?
Yes. Got rural land you want to sell? Fill out the form on our Sell Your Land page and we'll get back to you.