How payments work at Landopia.

You don't. Autopay is set up at signing and it runs every month automatically through GeekPay. Your contract tells you the exact monthly amount and the date it pulls. If you ever need to make a manual payment on top of autopay, you can do that from inside your GeekPay account.

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.

Autopay via ACH from your bank account is the standard for monthly payments. At checkout we take cards and crypto, USDC on the Base network. Cash balances can be paid by wire or crypto, and monthly payments can be made in crypto too. We don't accept paper checks, money orders, or any physical-mail payments. Paying with crypto? See Paying with Crypto below.

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

Your first payment is due 20 to 30 days after your contract date, and every payment after that hits on the same day of the month. The exact date is in your contract and visible in GeekPay.

Yes. We'll change it once at no charge. If you need to change it again after that, there's a $50 fee for each additional date change. Reach out to a Land Specialist to start the change.

Your monthly payment covers four things:

• Principal on the parcel (there's no interest on a Landopia note)
• A note maintenance fee
• An estimated escrow for property taxes
• Any additional note-level fees that apply to your parcel, such as HOA or POA dues

Each of these is itemized on your contract and broken out in your GeekPay account. You can see exactly where every dollar goes.

Yes. We accept USDC on the Base network. On owner financing, crypto covers your down payment and doc fee at checkout. On a cash purchase, you can pay the full price in one payment, no wire needed. Monthly note payments work in crypto too.

Two things: a crypto wallet app, and enough USDC on the Base network to cover the total. Coinbase Wallet and MetaMask are the easiest to use, and Trust Wallet, Rainbow, Rabby, OKX, Phantom and 480+ other wallets work too. You don't need ETH or any other coin for fees.

Not directly. The checkout pays from a wallet app, not from a Coinbase.com balance. Send your USDC from your Coinbase account to your own wallet first, and choose the Base network when you send it. Then pay from that wallet.

Base. USDC sitting on Ethereum, Solana or another network won't show up at checkout, even though it's the same coin. Most wallet apps can move or swap it onto Base in a few taps. If you're not sure where yours is, call or text a Land Specialist and we'll help you check.

Your funds are almost always on a different network. Phantom is the common one: most Phantom balances are on Solana, so the checkout sees an empty Base account and says insufficient funds. Move your USDC to Base and try again.

No. You approve the exact amount and Coinbase handles the rest, so you pay the total on the screen and nothing more.

No. There's no extra fee for paying with crypto, at checkout or on your monthly payments.

You'll go to Coinbase's secure payment page at payments.coinbase.com, pick your wallet, and connect it. Your wallet asks you to approve the payment. Some wallets show the amount in plain English, and others show a screen of technical details; either way, check that the amount matches before you confirm. Then you come right back to Landopia, usually in under a minute.

Landopia works with three related companies: Sevenstar Investments, LLC, EPeterson EV LLC and Earthsure Real Estate LLC. Your payment goes to whichever one handles your parcel, so that's the name you'll see on Coinbase's page instead of Landopia.

Our page moves on by itself once the network confirms, and your receipt arrives by email. Close the page by accident and the receipt still comes. If you haven't seen it in 10 minutes, call or text a Land Specialist at 615-987-0908.

Nothing is charged, and the parcel isn't held, so someone else can still claim it. You can try again, switch to a card, or call a Land Specialist and we'll sort it out together.

Yes. We need your name, mailing address, email and phone to prepare your contract, the same as any other buyer. If something about a transaction doesn't add up, we may ask you to confirm your identity. There's still no credit check.

On owner financing, the Peace‑of‑Mind Guarantee covers you for 100 days from your down payment. A principal refund goes back to the wallet it came from, where that's possible. Fees and taxes aren't refundable, and cash purchases are final.

Yes. Pay in USDC anytime through the Pay with Crypto page, and it's credited to your account within one business day. You'll need your note name, which is in your GeekPay account under your active loans (your loan number works too). There's no crypto autopay, so each payment is one you send yourself. Autopay through GeekPay stays the standard way to pay.

Use the invite link we sent you when we set up your note. That link connects your GeekPay account to your actual note so your balance, payment history, and autopay all show up. If you skip the invite link and sign up at GeekPay directly, you'll end up with a blank account that isn't linked to your parcel. If you can't find the invite link, reach out to a Land Specialist and we'll resend it.

Log into GeekPay, head to your payment settings, and update your bank account or card details there. The change applies to the next scheduled autopay run.

Same path. Inside GeekPay, your profile is where you change your email, phone number, or mailing address.

Both live in your GeekPay account. You can pull either anytime, on any device.

Use the password reset link on the GeekPay login page. If you run into trouble, a Land Specialist can help, but the password itself is reset directly through GeekPay's flow.

We don't mail statements or year-end summaries. Everything you'd need is inside your GeekPay account, viewable anytime. If you need a specific record pulled for tax filing or another purpose, reach out to a Land Specialist and we'll get it to you.

You've got a 10-day grace period from your due date before any formal process starts. We'll reach out to let you know and give you a path to bring it current. After the grace period closes, a $65 late fee is added and the formal process begins.

If a scheduled ACH payment is returned for non-sufficient funds, there's a $35 charge for that returned transaction. We may attempt to process the same payment again within 30 days at our discretion. Each NSF return is its own charge, separate from your normal recurring payment.

If you're enrolled in the Payment Protection Program, you can use it to skip one payment per calendar year. Let us know in writing, by email, at least seven days before the payment date you want to skip, and that month moves to the back of your note. A Land Specialist can confirm you're set up and walk you through it.

If you're not enrolled, call a Land Specialist as early as you can. The sooner we know, the more options we have.

The best time is when you sign your original contract. That's the cleanest moment, and a Land Specialist can walk you through whether it fits and what your rate would be.

You can also add it later. Adding it after signing takes a contract amendment with a $95 fee, and your note has to be in good standing at the time. You sign the amendment, pay the $95, and Payment Protection is added. Once it's on a contract it stays, so you can't remove it later. Reach out to a Land Specialist to start the amendment.

The sooner you call us, the more options we have. We mean that. Buyers who reach out early, before things have spiraled, almost always find a path forward. Buyers who wait until the day before default are working with a much narrower set, sometimes nothing.

Even if you don't know what to ask for, communication itself is the move. Tell your Land Specialist what's going on. The 365-Day Property Exchange and Peace‑of‑Mind Guarantee both offer paths out for buyers who realize the parcel isn't the right fit. The Payment Protection Program can buy room for a buyer hitting a temporary rough month. A real conversation with a Specialist surfaces whichever of those, or something else, fits your situation.

The one thing we can't do is help you in the dark. Pick up the phone earlier rather than later.

Once a note has been through the full default process, the agreement terminates under the terms of your land contract and note, the note is closed, and the parcel goes back up for sale. We aren't able to reinstate a note once it has terminated. That's the whole reason we work so hard to reach you before it ever gets to that point, with a grace period, written notices, and every chance to talk it through. Most defaults we see are the ones where we never heard back.

You're always welcome to buy the parcel again and start fresh on a new agreement, as long as it's still available. Bringing the original note back after it has terminated just isn't on the table. The real move is to call a Land Specialist early, while there's still room to find a path forward together.

Yes. There's no prepayment penalty. You can pay extra principal anytime through GeekPay, or pay the whole note off in one shot.

Small payoffs can run through GeekPay over ACH. For amounts above roughly $4,000 to $5,000, a wire transfer is the better route because ACH has size limits. Reach out to a Land Specialist for wire instructions and a current payoff figure, and they'll walk you through it.

Yes. Any amount you pay above the scheduled monthly payment goes to principal and shortens the note. You can run extra payments through GeekPay anytime.

Yes. Recreational use kicks in the day you sign. Camp, hunt, hike, set up a base camp, get the family out there.

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

Permanent improvements (well, septic, foundation, full-time structure, permanent fencing) wait until title transfers. Until then, anything that comes and goes with you (tents, RVs, portable solar, fire rings, temporary 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.

That's what the 365-Day Property Exchange is for. You've got 365 days from signing to swap your parcel for a different one in current inventory, with your principal carrying over. See the 365-Day Property Exchange page for the full mechanics.

Sometimes. Two things have to line up. The parcels have to be in the same county, which means they're in the same state, and the same company has to own both. When that's the case, you've got a choice: we can put them on one contract or keep them on separate ones. If the parcels are in different counties or owned by different companies, they stay separate. Combining makes the most sense when the parcels are adjoining, sitting side by side, but they don't have to be touching to share a contract. Your Land Specialist can tell you which of your parcels qualify.

Landopia sells land through a handful of different companies, so the parcel you buy is owned by one of them. That company is the seller named on your contract. To combine two parcels onto one contract, the same company has to own both. If the two you want are held by different companies, they go on separate contracts, even if they sit right next to each other. Your Land Specialist can check who owns a given parcel before you commit.

You pay one doc fee instead of two, and one note maintenance fee instead of two. Costs less to carry month to month.

You pay them off together or you default on them together. You can't separate them once they're on a single contract. So if you'd ever want to pay one off faster, take title to it, and start building on it while still paying on the other, a single contract takes that option off the table.

Flexibility. You can pay one off faster, take the warranty deed to that parcel, and start permanent improvements while the other parcel keeps paying on its schedule. The tradeoff is the extra doc fee and note maintenance fee on the second contract.

Yes. You've got two paths.

The first is to keep paying us on your terms and resell the parcel to someone else on your terms. If we're charging you $100 a month and you want to charge a new buyer $200 a month, that's allowed under your contract. You become the seller. You collect the difference.

Important to know on this path. Your obligation to Landopia doesn't change. You're still the buyer on our note. You still owe the monthly payment to us, on time, every month, even if your new buyer doesn't pay you. If your payments to us fall behind and the note defaults, the parcel comes back to Landopia regardless of what's happening between you and your buyer. The protection your buyer has runs through the contract you write with them, not through anything we hold on our side.

The second path is to pay us off in full, take title to the parcel, and then sell it. There are two ways that plays out.

The cleanest version is to pay us off with your own funds, wait for title to transfer into your name, and then resell the parcel for cash to whoever you want. Once the land is yours outright, what you do with it is your call.

If you need your buyer's money to pay us off, the two transactions have to line up, and that's typically handled through a double close. We'll participate from our side as the party being paid off, but the double close is yours to organize. That means engaging the title company or escrow agent, coordinating the closing, and covering any title, escrow, or recording fees on your side. Everything between you and your buyer is yours to handle too: the contract with them, any payment terms you set, and any back and forth along the way. We can't advise on how to structure it, and we can't set it up for you. Depending on how involved it gets, you may want to bring in an attorney or a realtor.

Our part is small. We confirm your payoff figure and wire instructions, then sign our documents and return them to the closing company. We don't travel to the closing or run it. Everything else on that path is yours to manage.

Yes. We amend the contract to add them. There's a $250 doc fee for the amendment.

Same path. We amend the contract. $250 doc fee for the amendment.

Your estate can continue the note, but the estate has to reach out to us in time. We can't make arrangements for a buyer we don't know has passed. If payments stop and we never hear from anyone, the note runs through the same delinquency process as any other missed payment, and the parcel can go back on the market. At that point someone else can buy it, and there's no path to walk that back.

So the first step on the estate's side is communication, as early as practical. A representative (executor, administrator, or whoever has been granted authority over the estate) reaches out to us with the documentation: the executor papers or will showing their authority to act on the estate's behalf, plus a death certificate for the original buyer. We then amend the contract into the estate representative's name. The $250 doc fee applies to the amendment.

If you're reading this on behalf of an estate and the timing is tight, call the phone line below first. Paperwork can follow. The communication comes first.

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.

We do. Recording fees and deed preparation at title transfer are handled by Landopia. You don't pay anything extra at the finish line.

When title transfers to you, your property taxes and HOA or POA dues will be paid to current. The parcel comes to you with those obligations square.

Every Tuesday morning we send out the Deal of the Week, an active parcel at a discount, to the Preferred Buyers List. Lower down payment, sometimes a lower doc fee, occasionally a bigger discount that changes the whole deal. The texting list gets the heads-up Monday afternoon. The deal closes Monday at 5pm Central, and what's gone is gone.