The questions buyers actually ask.

Since 2015. More than a decade of buying and selling raw land for families across the United States, with over 2,000 families helped into land ownership. More about us.

Yes. Real entity, real address, real Tennessee phone line, real Land Specialists you can call or text, real warranty deeds at the end of every paid-off note.

Company headquarters: Franklin, Tennessee. Our mailing address is 1113 Murfreesboro Rd., Suite 106-201, Franklin, TN 37064.

Erik Peterson, founder. Erik built Landopia because banks don't lend on raw rural land, and most working families don't have a spare $20,000 sitting around to buy it outright. The mission is plain: make land ownership reachable for anyone who wants a piece of their own. Owner financing, low down payments, low monthly payments, and a real warranty deed at the end. We've put more than 2,000 families on their own ground since 2015, and the door is open for the next one.

You make a down payment plus a doc fee, sign a contract with us, and start paying monthly. We carry the note. There's no bank, no credit check, no closing room. When you've paid off the note, the parcel transfers to you on a warranty deed unless your specific contract notes otherwise.

A typical down payment runs around $175, plus a doc fee that starts at $250. Both numbers are set by the parcel, so some run higher and a few run lower depending on price and acreage. The real figures for any given parcel sit right on its listing page.

For most parcels, monthly payments run somewhere between $100 and $300, depending on parcel size and price. There's no interest on a Landopia note. Your monthly payment covers principal on the parcel, a note maintenance fee, an estimated escrow for property taxes, and any HOA or POA dues that apply to your parcel.

No. We don't pull credit, and we don't report to credit agencies either. Missed payments, defaults, and payment history don't get reported up to any credit bureau. Owner financing here is built for buyers who would otherwise be locked out of land ownership by bank financing requirements; running and reporting credit isn't part of the model. More on how owner financing works.

We don't fill out lender verification forms or send payment-history reports to third parties on a buyer's behalf. What we do is give you full access to your GeekPay account, where your entire payment history is visible. If another lender or service needs proof of your payments to us, screenshot or export the relevant payment records from GeekPay and provide that directly. Your records are your records; we just don't act as the middleman.

For ACH autopay through GeekPay, yes. If you don't have a US bank account, we accept USDC cryptocurrency payments. The crypto path runs through our website rather than through GeekPay directly; once a USDC payment clears, we record it to your GeekPay account on the back end.

No. Monthly payments run through GeekPay, by ACH autopay from your bank account, or in USDC if you prefer crypto. We don't take Venmo, Zelle, Cash App, other payment apps, or paper checks.

The average Landopia note runs about six years. Most notes wrap up inside 100 months. We work with each buyer on terms that fit their parcel and their budget, within a range that works for both of us.

Yes. Tell us on the details step and give the entity's legal name and who signs for it.

It adds a second document fee, the greater of the parcel's document fee or $250, for the extra paperwork. A Land Specialist contacts you to collect it, and your contracts are drafted once it is paid.

It is not charged at checkout, so nothing extra comes off your card on the day you claim.

Within three business days of your deposit, by wire or USDC. Business days, so a Friday deposit is due the following Wednesday rather than over the weekend.

A Land Specialist calls you within one business day to arrange it. We never send wire instructions by email without speaking to you first.

If the balance has not arrived within three business days and you have not arranged more time with your Specialist, we may cancel the reservation, return the parcel to the market, and refund your Down Payment. The Document Fee comes back only if your contract documents had not yet been sent.

You can also pay the full purchase price in USDC at checkout where that option is offered, which skips the wire entirely.

Seventy-two hours from when we send them. They arrive by email from RightSignature, usually within 24 hours of your details during business hours, and you can review and sign from your phone.

If you do not sign within 72 hours and we cannot reach you, we may cancel the reservation, return the parcel to the market, and refund your Down Payment. The Document Fee is not refunded once your documents have been sent.

Need longer? Tell your Land Specialist before the window closes and we will generally arrange it.

Twenty-four hours from your payment. We need the name or names that will go on the contract and your mailing address, and it takes about two minutes online.

If we do not hear from you within 24 hours and cannot reach you, we may cancel the reservation, put the parcel back on the market, and refund your Total Due Today in full. Nothing has been drawn up at that point, so nothing is kept.

If something is in the way, call your Land Specialist. Life happens and we will generally give you the time you need. The deadline exists so a parcel is not held off the market by someone who has moved on, not to trip anyone up.

Pick a parcel on All Listings and click Claim this Land. You pay the down payment and doc fee online, which reserves the parcel and takes it off the market. Contracts go out by email within 24 hours on business days, and you have 72 hours to review and sign them electronically. Once they’re signed, we set up your note in GeekPay and send you the link to start your monthly payments. Rather talk it through first? Call or text a Land Specialist at 615-987-0908.

No. You can buy a parcel directly through the website without ever speaking to us. We'll reach out to you after the down payment is in to walk you through the contract and answer any questions you have before signing. Many buyers do prefer to talk to a Specialist first, and that's welcome too.

Yes, if that matters to you. We're an online business, so most buyers handle everything by phone, text and e-signature. If you'd rather shake a hand and look someone in the eye, our founder, Erik, will meet you in Franklin, Tennessee, just south of Nashville, at a coffee shop or a bank depending on what we're doing. You'd travel to us, and we'll find a time that works. Ask your Land Specialist to set it up.

Yes, of course. Drive out, walk it, see it for yourself. The honest tradeoff: most parcels in our active inventory are listed publicly to other buyers at the same time, so if you wait a week or two to visit before reserving, the parcel may sell to someone else in the meantime. That has happened. The 365-Day Property Exchange and the Peace‑of‑Mind Guarantee both exist for buyers who reserve a parcel and then decide it isn't the right fit after they've seen it.

In rare cases, if you're committed to visiting before you sign and you can do it within a 2-to-3-day window, we can sometimes hold off creating the contracts for that short stretch after you've paid the down payment and doc fee. This is a short, narrow accommodation, not an open-ended hold. Talk to a Specialist if that fits your timing.

The down payment and doc fee together are how a parcel gets reserved. We don't hold parcels on verbal promises or with smaller deposits. The fees are what take the parcel off the market and put it under your name for the contract.

The doc fee is non-refundable once contracts have been created. Before contracts are created (the rare visit-first hold scenario above), the doc fee is refundable. Once the contracts are drafted and sent, the doc fee covers the work that's been done.

After your down payment and doc fee are in, contracts typically go out within 24 hours on regular business days. Weekends and holidays may be slower. You then have 72 hours to review and sign the contracts electronically through Right Signature; we email you the link. Once signed, we set up your note in GeekPay and send you an invite link to create your GeekPay account. The contracts come from documents@rightsignature.com with the subject "Closing Package", so add that address to your contacts and check your spam folder if you do not see them.

Yes. Most of our buyers do. The entire process is digital (listing review, payment, contracts, GeekPay setup), so you can sign from anywhere. The parcel doesn't have to be near you, and you don't have to be near us.

We add parcels all the time, and the states we sell in shift as inventory moves. See what's available now on All Listings, or join the Buyers List and we'll send you a note when land that fits hits the site.

Yes. Cash purchases are available on every parcel. The advertised price on landopia.com (the total terms price for the parcel) is the cash price as well. If you'd like to make an offer at a different number, we're willing to entertain it. A cash purchase is final and the parcel is sold as-is, so the 100-day Peace‑of‑Mind Guarantee and the 365-day 365-Day Property Exchange don't apply to cash sales (those are terms-buyer policies). A Land Specialist can walk you through the cash path on any parcel.

Yes. Recreational use kicks in the day your contract is signed. Camp, hunt, hike, set up a base camp, get the family out there. You don't have to wait until title transfers to step onto your land.

Yes. Camping, hunting, hiking, recreational use are all day-one OK on any Landopia parcel where the activity is otherwise legal (county and state hunting regulations apply the same as anywhere else).

One real-world consideration on top of all that. Most Landopia parcels sit in genuinely remote or rural areas where you're not within shouting distance of neighbors and law enforcement response times can be slow. Animals left on a remote parcel are exposed to theft, vandalism, predators, and wildlife conflicts in ways they wouldn't be on a populated property. Put serious thought into whether livestock on this specific parcel actually fits your situation, your visitation cadence, and your tolerance for risk before you commit to it. The full list is on the Day-One Use Rights page.

Generally yes, with our approval, and the same use-rights guidelines that govern everything else on the parcel. The bigger question is whether you should. Most Landopia parcels sit in remote or rural areas. Anything you leave on a parcel unattended is exposed to vandalism, theft, or weather damage in a way it wouldn't be on a populated property. We've had buyers put a container, a parked RV, or a piece of equipment on a parcel and find it damaged or gone weeks later. Our recommendation: keep what you can portable (the tent, the camp gear, the RV that goes home with you), and save the permanent storage for after title transfers and you have a more regular presence on the parcel. The full list is on the Day-One Use Rights page.

Possibly, with approval. The answer depends on what you want to clear and where. Brush clearing is typically OK and is common on Florida parcels in particular, where buyers want to better see the lay of the land. A quick conversation with a Land Specialist is usually enough to clear that path.

Cutting trees is a different conversation. On parcels with mature timber or valuable trees (oaks, pines, hardwood, anything that's part of the parcel's value), we ask for a site plan showing what you want to clear and why. We don't want valuable trees coming down on a parcel still in our portfolio without a real reason. Once title transfers to you, the parcel is yours to manage as you see fit. During the note, we want to preserve what's there. Either way, talk to a Land Specialist before you start. The answer is rarely no, but the process matters. The full list is on the Day-One Use Rights page.

Generally yes, if it's done safely and the parcel's zoning and county regulations allow it. Some counties prohibit firearm discharge on parcels under a certain acreage. Some don't. Check with the county on the specific parcel before you start. As long as you're safe about it (backstop in place, neighbors and roads accounted for, county rules followed), target practice and recreational shooting are common uses on Landopia parcels.

No. Full-time residence waits until title transfers to you at payoff. Day-one rights cover recreational and intermittent use, not permanent occupancy.

Permanent improvements (well, septic, foundation, full-time structure, full electrical hookup) wait until title transfers. Until then, anything that comes and goes with you (tents, RVs, portable solar, fire rings, temporary stakes, flagged stakes) is fair game. If you're not sure whether something you're planning falls inside the guidelines, ask a Land Specialist before you do it. The full list is on the Day-One Use Rights page.

Usually, once you have some payment history with us, typically six to twelve months in. A fence needs our written approval before you set a post, and it has to land on your parcel, not the neighbor’s. Talk to your Land Specialist and walk us through your plan. To stay safely inside your line, pull your GPS coordinates and set the fence in 10 to 12 feet from your boundary. If you want to run it right to the property line, get a survey first so you know exactly where your edges are. The full list is on the Day-One Use Rights page.

After some payment history, yes, with our written approval and a county permit if your county requires one. Your Land Specialist walks you through it. See Day-One Use Rights for the full list of what needs approval.

Yes. Every Landopia listing on landopia.com includes GPS coordinates and a Land ID link. The Land ID link opens an interactive parcel map on your phone or laptop with the boundaries drawn. The GPS coordinates work in any phone’s map app for navigation to the parcel. You self-navigate to the land; no on-site guide is required. If you’ve never tracked down a parcel that doesn’t have a street address, we wrote a complete guide that walks you through it step by step. And if cell coverage at the parcel is spotty, a Land Specialist can talk you through the access on a phone call before you head out.

Most raw land parcels in our inventory don't come with utility hookups at the property line. Some are closer to power, some are well off-grid. Cell coverage varies parcel by parcel. Every listing on landopia.com names what's available at the specific parcel: power, water, cell coverage, road access, and any HOA or POA situation. If a parcel listing doesn't answer a question you care about, a Land Specialist can pull the details before you commit.

If the parcel's zoning and the state's hunting regulations allow it, yes. Hunting is one of the most common day-one uses Landopia buyers get out of their parcels. We can't speak to specific hunting tags, seasons, or permits for your state and county; that's a question for your state's wildlife agency. But the use itself is allowed under Day-One Use Rights.

That's a legitimate question and we'll answer it directly. Landopia is the brand and the sales operation. On the back end, parcels are held by several affiliated companies under common ownership, all part of the same business. When you look up a parcel on the county assessor's site, you'll see one of these names as the record owner.

These entities are all under common ownership, all operated by the same team behind Landopia. When you sign a contract with Landopia, you're entering an agreement with whichever of these entities holds title to the parcel you're buying. The contract itself will name that entity. When you pay off your note and title transfers to you on a warranty deed, the deed comes from the entity that owned the parcel during your note period. The buyer protection is the same in every case.

Before any parcel enters Landopia's inventory, it runs through our proprietary due-diligence process. The process includes:

• A full chain-of-title review going back to confirm a clean ownership history.
• A tax-status check to confirm the parcel is current with the county.
• A lien and encumbrance search to confirm no outstanding claims against the parcel.
• GPS verification of the parcel boundaries against county records.
• Confirmation that the seller has clear authority to convey title.

The work is similar to what a title company does before a closing, except we do it ourselves, on every parcel, before we'll write a check to acquire it. We acquire most parcels on a warranty deed ourselves, which means the seller stood behind the title to us. We then stand behind the title to you when we sell it forward.

A warranty deed, unless your specific contract notes otherwise. The warranty deed is the strongest deed a buyer can receive. We stand behind the title and warrant that the parcel is free of undisclosed claims, liens, or encumbrances at the time of transfer. Many online land sellers use weaker deeds (quitclaim, bargain and sale) that don't carry the same protection. We default to warranty because it's the cleanest thing we can hand a buyer at the finish line.

Most Landopia transactions do not include title insurance. The warranty deed and the due diligence we do up front are what stand behind your title from our side. If title insurance is important to you, you can engage a title company at the time of title transfer to obtain a policy on the parcel. That arrangement and the cost of the policy would be on you. A title insurance agent can quote you for the specific parcel and walk you through what a policy actually covers.

Parcels are sold as-is. Access disputes, neighbor encroachment, survey questions, and similar parcel-condition issues are the buyer's responsibility to address after the sale. Where we stand behind the parcel is on title: if a title issue, lien, or encumbrance that we didn't disclose comes up at transfer, that's on us, and we will make it right. Anything beyond that is something we can help you think through, but resolving it falls to you as the owner.

Each listing describes the road: its name, its surface, and where it meets the parcel, or how far off the nearest road sits. That comes from county maps and records. The county is the authority on access, so check with them, and your Land Specialist can tell you what we have on file for that parcel.

Some parcels have existing surveys from prior owners; some don't. The listing page for each parcel will note if a survey is available. Where a survey doesn't exist, the boundaries shown on the county assessor's records and the Land ID link are what define the parcel.

Most of the time, no. Mineral rights are separated from surface rights on the majority of US land, and that's true on most Landopia parcels too. This isn't unique to us. Most homeowners across the country don't own the mineral rights underneath their own houses either. On rare occasions, all or a portion of the mineral rights do transfer with a parcel. If a parcel happens to carry mineral rights, the listing page will note it.

It depends on how far along the paperwork is, and the line is the same in every case: whether your contract documents have been sent.

Before they are sent, your Total Due Today comes back in full, the Down Payment and the Document Fee together. That covers a reservation cancelled because we could not reach you for your details.

After they are sent, the Down Payment comes back and the Document Fee does not. The fee covers preparing your contract documents, and once they are sent that work is done.

This is separate from the Peace‑of‑Mind Guarantee, a terms-only promise that gives you 100 days from your down payment to change your mind for any reason and get back the principal you have paid. Fees are not refunded, and the guarantee requires your payments to be on time. Cash sales are final and are not covered.

The Peace‑of‑Mind Guarantee gives terms buyers 100 days from the date of the down payment to change their mind for any reason. You sign the Peace‑of‑Mind Guarantee & Termination of Agreement, your principal comes back to you, and you walk. No collections, no credit damage, no penalty on your end. Doc fees, taxes, and note maintenance fees are not refunded, the guarantee is available once per customer, and it stays alive only while your payments are current. The full mechanics live on the Peace‑of‑Mind Guarantee page.

The 365-Day Property Exchange lets you swap into a different parcel from current inventory within 365 days of signing. Your principal carries over. The doc fee for the swap follows the parcel you're moving into, and it never goes below $250.

There's no prepayment penalty. Pay off your note whenever it suits you.

Landopia has a 10-day grace period before any formal process starts after a missed payment. The Payment Protection Program lets buyers skip a payment once per calendar year by pushing it to the back of their note (a Specialist can walk you through whether it's the right fit for your situation). Beyond those two, the most important thing you can do if your situation changes is talk to a Land Specialist early. The sooner you reach out, the more options we have. Buyers who wait until the day before default to call have a much narrower set of options, sometimes nothing.

Yes. Refer a new buyer to Landopia, have them mention your name when they purchase a parcel, and once their 100-day Peace‑of‑Mind window closes, you receive a free month of payments on your existing note (up to $250 in value, covering principal, taxes, and fees). The program stacks: if you refer multiple buyers who close and stick, you earn a free month for each one.

Autopay via GeekPay. Set up at signing, runs every month, no manual action needed.

Log into your GeekPay account and make a one-time payment from there. It runs on top of your autopay, not in place of it. Anything you pay above your scheduled monthly payment goes straight to principal and shortens your note. If you would rather have someone walk you through it, call or text your Land Specialist.

Yes. Two paths: you can keep paying us on your terms and resell the parcel to a new buyer on your own terms (sub-financing), or you can pay us off in full first, take title, and sell for cash.

Your estate can continue the note, but the estate needs to reach out to us in time, before the note progresses through delinquency.

Yes. We amend the existing contract to add (or remove) a name. There's a $250 doc fee per amendment. Same path for spouse, family member, or estate representative.

Sometimes. Two parcels can share a contract when they're in the same county and owned by the same company. If they're in different counties or owned by different companies, they have to be separate. It's most common to combine parcels that sit side by side, but they don't have to be adjoining. The Payment FAQ covers the tradeoffs and how to check which parcels qualify.

A reasonable question for any land buyer, and one we'd point you to your insurance agent for. We're not insurance brokers and we don't make recommendations on carriers or coverage levels. Bring your situation to an insurance agent and they'll walk you through what's available for your specific parcel.

You can resell a Landopia parcel. Two paths: keep paying us on your terms and resell the parcel to a new buyer on your own terms (sub-financing), or pay us off in full first, take title, and sell for cash.

Call or text a Land Specialist at 615-987-0908. If a question above didn't fully answer what you're trying to figure out, or you're at the point where it's easier to talk it through, a Land Specialist is the right call. Call or text, we're good with either. Response times typically inside one business day. If you've got a specific parcel in mind, have the state, county, and parcel name (or APN) handy when you reach out so we can pull the listing in one pass. Or use the contact page.