Are you a realtor?

No. We are not realtors. We are real estate investors. We own all the properties listed on our website. We are not representing anyone to sell, rather, we are selling our own properties. Without any middleman, we are able to offer you a bargain price.

I want to purchase a property but how do I know you are legit?

Modern technologies enable us to sell properties online without time and geographical boundaries. You can directly order our properties online 24/7. In fact, the efficiency of our online model allows us to provide bargain deals. We value honesty, transparency, and accountability for our business. We are more than willing to disclose the property ownership information for your verification. We also offer documentation prior to charge property payment. A signed purchase agreement between Buyer (you) and Seller (us) is required by us before money changes hands.

If still skeptical of the legitimacy of our business,  you should hire a title company or real estate attorney to help close the purchase.

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How does the Purchase Process work?

If you are satisfied with your due diligence and ready to move forward with the purchase process, here are your step-by-step instructions on how to buy land.

Step 1. Click the blue “BUY NOW” button on the property page to pay the document fee and fill out all questions for us to prepare and process the paperwork. Please understand that the document fee is non-refundable and is not included in the purchase price regardless it is a cash purchase or seller financing purchase. The document fee is a one-time fee for us to prepare the purchase agreement and it is non-refundable.

Step 2. Once you’ve checked out, the “Buy-Now” button will be automatically disabled. In other words, other buyers are not able to order the same property you just ordered. The property is secured for you immediately. Within the next several minutes, you will be received a confirmation email from us to acknowledge that we received your non-refundable document fee payment.

For a Cash Purchase, if you prefer to hire, at your cost, a title company or lawyer to close the purchase, please contact us first to align the details prior to clicking the “Buy-Now” button. 

For Seller Financing Purchase, it is only in-house close only. If you want to pay a larger down payment or apply for a shorter number of months, please contact us to align the details prior to clicking the “Buy-Now” button.

If you have any concerns or specific questions about the purchase process, please contact us to clarify your concerns and questions prior to clicking the “Buy-Now” button.

Step 3. Within 24 hours of receiving your documents fee, we will send you an Agreement via email using SignNow.com to sign digitally.

For a seller financing purchase, once you have signed the agreement digitally, we will set you up on automatic ACH payments (the ACH authorization form is included on the last page of the Agreement) for your down payment and recurring monthly payments. We will process to collect your down payment on Day 3 and schedule your monthly payment on Day 30.  It normally takes 2-4 days to complete an ACH payment. The process is automated, which means payments will be regularly taken without any need for manual interference.

Step 4. When you have paid in FULL, we will transfer the property title to you within 10 business days. No additional fees to process this for you.

Below is a video to show you how to order properties on our website:

What is the document fee? Why it is non-refundable?

Once you have clicked the “Buy-Now” button on the property page, you will be required to pay the document fee. A document fee is paid for us to prepare the closing documents. It is not part of the purchase price. The document fee is non-refundable because preparing paperwork takes a significant of our time; on top of that, securing the property for you is done at the cost of losing business opportunities to sell the property to other buyers.

Therefore, please complete your independent due diligence and exercise an appropriate degree of caution before initiating the process of paying the non-refundable document fee to trigger the closing process.

What does “pending” mean?

If you saw a property marked as “Pending”, it means someone has already clicked the “Buy-Now” button. We are securing the property for that buyer and we are in the closing process. Normally it takes 3-7 days to finalize a “Pending” status.

Can you hold a property for me?

Need more time to do your research without the risk of someone else purchasing a property?  We can hold a property for you for 7 days with a $150 non-refundable holding fee. The holding fee can be applied to the purchase of the property if you should decide to move forward with the purchase. Please contact us at info@cheaplandfarm.com to discuss the request.

Will someone show me the property?

Please feel free to visit any of the available properties listed on our website at your convenience. No appointment is needed.

We own all the properties we are selling here on our website; however, we are based in Indianapolis, Indiana. In fact, we brought most of our properties unseen after completing our own due diligence process. We keep our property prices low by eliminating the costs of hiring any local representative for showing the properties.

You can simply plug in the site address or GPS coordinates into your smartphone or GPS device to visit the property.  If you are using a smartphone, you may want to check your service provider’s coverage beforehand. Many rural and mountainous areas have limited reception.  All GPS Coordinates are detailed in the individual property pages.

If you feel it is too difficult to visit a property without anyone to help to show, you may want to consider seeking a more traditional way of buying properties offered by other sellers.

Do I need to qualify for financing or how does this work?

No. There is no approval process or credit check required.

As part of the seller financing agreement, we will hold the property title until the financing has been paid in full. Once paid in full, we convey the property title to you.

Why is your seller financing price higher than the listed cash price?

We offer a cash price, as well as seller financing on most of our properties. Basically, Our seller financing price and cash price are two different prices.

With our selling financing plans, we allow buyers to make monthly installments to pay off the property over an agreed-upon length of time. In return, we receive a higher overall price than the one-time cash price to compensate for the time value of money at our cost.

When we sell for cash, we get our money right away and can use that money to invest in other deals.  On the contrary, when we finance a property, our funds are tied up for the duration of the finance period.  In addition, there are other costs, risks, and time resources associated with managing an owner finance agreement.

Most of our properties will already have seller financing terms listed on the property page. If you would like a financing plan that gets you closer to the one-time cash price, we can work with you to customize a plan with a higher down payment or shorter terms, please contact us to discuss your options.

Who is responsible for due diligence?

All of our properties are sold in “as-is, where-is” condition. It is the buyer’s responsibility to conduct their own independent due diligence prior to purchase.

Our property page is a good place to start. While we tried our best to disclose all the general information we know about our properties, as an end-user, you need to verify with the County Zoning and Building Office regarding the land use and building code to make sure the property you are interested in purchasing is able to meet your specific needs. We also recommend that you physically visit the property prior to purchase.

The GPS coordinates listed on the property pages are there for the purpose of locating your property only. It is a good start for you to get the approximate property lines. In order to 100% accurately mark the property boundary lines, you will need to hire a licensed local surveyor to help identify the exact corners of your property.

How Long can I finance the property? How low can I expect my monthly payment to be?

We are flexible regarding the length of the loan (time to pay-off)-It can be 2-5 years. We are flexible regarding the Monthly payment as well. In general, the more of the down payment, the less of the months, the closer to our cash price.

Please reach out to us if you want to customize a financing plan.

Is there any penalty for paying off a property early?

No. You can pay off your property at any time with no pre-payment penalty whatsoever. Just call us at any time and we will let you know your pay-off amount.

What kind of Contract will I be signing when purchasing a piece of land at your seller financing?

When purchasing a property using our seller financing, we will both e-Sign a land contract that lays out all the terms of the transaction including the sale price, down payment, monthly payments, interest rate, cost of the loan, and all the details commonly in such a document. Once you pay for a property in full, in most situations, your title to the property will be conveyed via Special Warranty Deed within 10 business days. This form of deed gives you one of the highest levels of protection.

Why does the county website shows a different owner name?

We purchase new properties often and list them on our website as soon as possible. Unfortunately, there can be a lagging time for some of the counties to update the ownership information on their website. It can take a couple of weeks to several months depending on the county. However, the county recorder’s office will have the most current ownership information.

If you have a question regarding this, please reach out to us to confirm. We will be happy to provide the document reception number so you can call to verify the ownership with the county. In addition, you could hire a local title company to open escrow to purchase our properties with some costs. The title company will do all the legwork for you to guarantee the ownership is free and clear.

I want to visit the land but not able to find the address?

Many states don’t assign a street address until there is some permit for improvements requested.

You can enter the Latitude/Longitude measurements from our website (known as the GPS coordinates) for the property and it should be very easy to find the exact property location. Below is a video tutorial:

What are the costs for installing well, septic tank and power?

We suggest that you reach out to a local contractor to get the most accurate information related to installing these services. These costs can vary by area. When purchasing properties, our research is focused on the property title and zoning code. As an end-user of the property, you will need to reach out to local contractors to discuss the specifics.

Are mineral rights included?

We are focused on selling the “real estate property.” In other words, we are not selling mineral rights. In some cases, mineral rights may have been passed with the subject property. We would be happy to pass the mineral rights to you if records indicate that the property does include mineral rights.  If you are concerned about mineral rights, you will need to run a mineral rights title search at your costs to verify.

*We make no guarantees concerning mineral rights or the lack thereof.  Buyers will need to do their own research to find out if the property has mineral rights or the lack thereof.


Do you survey the property before you sell it?

No. The properties we sell have been discounted below market value to provide the most value for our buyers. Not all buyers want or require a survey. If we were to have a survey done for the property, we would just have to include the cost of a survey in the price.

Sometimes land will have corner markers in the ground or stakes showing where the property boundaries are. Other times, there may be no indication of where the property boundaries are.

In some cases, a plat map or survey may be on file with the county; if we have this information, we will gladly share it with the buyer.

Any survey required of the land will be the buyer’s responsibility.

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