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Landopia Terms of Sale

Approved | Effective date: October 15, 2026 | Version 1.2

1. About these Terms and your agreement

Landopia is the marketing brand and a doing-business-as (DBA) name of Sevenstar Investments, LLC, a Tennessee limited liability company and our main holding company. Each Parcel is owned and sold by the affiliated Landopia company that holds title to it, as described in Section 3. In these Terms, "Landopia," "we," and "us" mean that Selling Company and its affiliated companies, and "you" means the person claiming a Parcel.

By claiming a Parcel and paying the Down Payment and Document Fee at checkout, you agree to these Terms of Sale.

In plain terms, that includes: your Document Fee is refundable up until your Contract Documents are prepared and non-refundable after that; your Down Payment is applied to the purchase price and, on an Owner-Financed sale, is protected by the 100-day Peace-of-Mind Guarantee; and your purchase is not final until you sign your Contract Documents.

Your use of the Landopia website itself is covered by our separate Terms of Use and Privacy Policy. These Terms of Sale cover the reservation and purchase of a Parcel.

2. Definitions

  • Parcel: a specific piece of land offered for sale on our website.
  • Claim (or Reservation): submitting payment to take a Parcel off the market and hold it in your name while we prepare your paperwork.
  • Down Payment: a payment applied to the purchase price of the Parcel, shown at checkout.
  • Document Fee: the fee that covers title work, contract drafting, and closing preparation, shown at checkout.
  • Total Due Today: the Down Payment plus the Document Fee, collected together when you Claim a Parcel.
  • Owner-Financed (Terms) Sale: a purchase paid over time in monthly installments, documented by a Purchase and Sale Agreement, a Land Contract, and a Promissory Note. The specific terms and conditions are unique to your Claim of the Parcel.
  • Cash Sale: a purchase paid in full, either with USDC at checkout or with the balance paid by wire or USDC after you Claim the Parcel, documented by a fully signed Purchase and Sale Agreement.
  • Contract Documents: the legally binding documents for your Parcel, prepared after payment and signed electronically.
  • Peace-of-Mind Guarantee: the 100-day money-back option on Owner-Financed sales described in Section 10.
  • Land Specialist: a member of the Landopia team who helps you before, during, and after your Claim and prepares your Contract Documents.
  • Selling Company: the affiliated Landopia company that holds title to your Parcel and sells it to you.

3. Who sells the Parcel, and title

Each Parcel is owned and sold by the affiliated Landopia company that holds title to it. That company is named on your Contract Documents and appears on your card statement. Our affiliated selling companies include Sevenstar Investments, LLC, EPeterson EV LLC, Earthsure Equity I LLC, and Earthsure Equity 2 LLC.

Sevenstar Investments, LLC, Earthsure Equity I LLC, and Earthsure Equity 2 LLC are Tennessee limited liability companies. EPeterson EV LLC is a Colorado limited liability company. Landopia is the marketing brand and DBA of Sevenstar Investments, LLC.

Title is conveyed by warranty deed or its equivalent. On an Owner-Financed sale, the deed is prepared and recorded when the balance is paid in full. On a Cash Sale, the deed is prepared and recorded after your funds clear.

4. Claiming a Parcel

Claiming a Parcel takes it off the market and holds it in your name while we prepare your paperwork. Each Parcel is one of a kind, and a Claim reserves the specific Parcel you selected.

A Claim is a reservation, not a completed purchase. Your purchase becomes legally binding only when you sign the Contract Documents we prepare and send to you after payment.

5. What you pay today: Down Payment and Document Fee

To Claim a Parcel, you pay the Total Due Today, which is the Down Payment plus the Document Fee, in a single transaction. The amounts for each Parcel are shown at checkout before you pay.

Payments are handled by our third-party processors: card payments by Stripe or Authorize.net, and USDC (a US-dollar stablecoin) payments by Coinbase, in each case on behalf of the Selling Company. Your card statement shows the Selling Company’s billing descriptor.

By submitting payment, you authorize the charge for the Total Due Today.

6. The Document Fee

The Document Fee covers the title work, contract drafting, and closing preparation that begin the moment you Claim a Parcel.

The Document Fee is refundable up until your Contract Documents are sent to you for signature, and non-refundable after that, because by then the work it pays for has been done.

7. Completing your details and signing your documents

After you Claim a Parcel, we ask for the details we need to prepare your Contract Documents, such as the name or names that will appear on the contract and your mailing address. Please provide them within 24 hours of your Claim. If we do not receive them within 24 hours and are unable to reach you, we may cancel the reservation, return the Parcel to the market, and refund your Total Due Today in full, because your Contract Documents will not yet have been prepared.

We then prepare your Contract Documents and send them to you to review and sign electronically. You will need to sign them within 72 hours of when we send them. This keeps your purchase moving toward closing.

If you have a special circumstance and need more time, tell your Land Specialist. We understand life happens, and we will generally give you the time you need.

If you do not sign within 72 hours and we are unable to 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 Contract Documents have been sent, as described in Section 6.

8. Owner-Financing (Terms) Sales

With Owner Financing, your Down Payment is applied to the purchase price and you pay the remaining balance in monthly installments. There is no bank and no credit check, and there is no penalty for paying your balance early.

Your Owner-Financed purchase is documented by a Purchase and Sale Agreement, a Land Contract, and a Promissory Note, which you review and sign electronically after your payment. The full financing terms, including your payment schedule, grace period, any late fees, and what happens in a default, are set out in those documents. Because you are not signing them at checkout, these Terms of Sale do not repeat them.

9. Cash Sales

On a Cash Sale, you may pay the full purchase price with USDC at checkout where that option is offered. Otherwise, the Total Due Today reserves the Parcel, and the remaining balance is due by wire or USDC within three (3) business days of your Claim. A Land Specialist coordinates the balance payment with you. If the balance is not received within three business days and you have not arranged more time with your Land Specialist, we may cancel the reservation, return the Parcel to the market, and refund your Down Payment. The Document Fee is refunded only if your Contract Documents had not yet been sent. The deed is prepared and recorded with the County Recorder after your funds clear. A Cash Sale is documented by a fully signed Purchase and Sale Agreement.

Cash Sales are final and are sold as-is. They are not covered by the Peace-of-Mind Guarantee.

10. Peace-of-Mind Guarantee (Owner-Financed sales only)

The Peace-of-Mind Guarantee applies to Owner-Financed (Terms) sales only. It does not apply to Cash Sales, which are final and sold as-is.

Within 100 days of your Down Payment date, if you are an Owner-Financed buyer and you are not satisfied for any reason, you may do one of two things:

  • Exchange the Parcel for another one from our available inventory for a $250 document fee, or
  • Request a refund of the principal payments you have made.

A refund returns the principal you have paid only. Document fees, any taxes collected, Promissory Note maintenance fees, and any optional payment-protection-plan fees are non-refundable. This is not a full refund. Any refund of principal is returned to your original method of payment.

The Peace-of-Mind Guarantee is available once per customer. It cannot be restarted or extended through an exchange, and an exchanged Parcel continues under the original 100-day timeline from your first purchase.

The guarantee is void if any payment is missed or late during the guarantee period. "Missed or late" means a payment not received within 10 calendar days of its scheduled due date. Staying current keeps the guarantee in effect. The full terms are on our Peace-of-Mind Guarantee page.

11. Property exchange (365 days)

Within 365 days of your purchase, you may exchange your Parcel for another one from our available inventory. The principal you have paid carries over to the new Parcel, with a $250 document fee. Full terms are on our Property Exchange page.

12. Raw land, sold as-is, and your due diligence

Parcels are raw land, meaning undeveloped land without improvements or installed utilities, sold as-is. We describe each Parcel in good faith using information we believe to be accurate, which may include acreage, access, zoning, utility availability, taxes, and any HOA or POA where known.

You are responsible for verifying anything that matters to how you intend to use the Parcel, including zoning and permitted uses, legal and physical access, the availability or installation of utilities, flood status, property taxes, and any HOA or POA rules. We provide you with the County contacts and the parcel identifiers you need to verify these details with the County yourself.

13. Using your Parcel before payoff (Owner-Financed)

From day one you may enjoy full use of the Parcel in a manner its current zoning allows, such as camping, hiking, or hunting, within the Parcel’s boundaries and permitted activities. Until the Parcel is paid in full, physical improvements such as homes, mobile homes, and permanent structures, and full-time residence of any kind, are not permitted. Some minor improvements such as brush or vegetation clearing, a driveway, or fencing may be considered with prior written approval from Landopia on a case-by-case basis.

Exactly what you can and cannot do with the Parcel while you are paying for it, and what counts as a cause of default, is set out in your Land Contract.

14. Taxes, HOA, and closing costs

How property taxes, any HOA or POA dues, and closing costs are handled is set out in the Contract Documents you sign next (the Purchase and Sale Agreement, Land Contract, and Promissory Note). We handle the routine closing steps so the handoff to you is clean.

15. Electronic signatures

Your Contract Documents and related paperwork are prepared after your payment and delivered electronically for signature through RightSignature. By Claiming a Parcel, you consent to do business with us electronically, to receive your contract and any notices by email, and to sign electronically. We also send payment reminders and any default notices by email.

16. Communications and text messages

By Claiming a Parcel and making your payment, you agree that we may contact you about your purchase, your payments, and your account, including by email, phone call, and text message. These are service messages tied to your transaction.

Promotional messages, such as our Deal of the Week, are separate and optional. You can opt in to those at checkout or on our website, and you can reply STOP at any time to stop them, or HELP for help. Message and data rates may apply. We do not sell your information.

17. Refunds

Where a refund applies, for example under the Peace-of-Mind Guarantee, we return the eligible amount to your original method of payment. For a card payment, that means the card you used. For a USDC (crypto) payment, we return it to the wallet address the payment came from, where that is possible.

18. Pricing, availability, and errors

Each Parcel is one of a kind and is sold on a first-come basis. Prices and availability can change until a Parcel is Claimed. If an obvious pricing or description error occurs, we may correct it, and if needed we may cancel an affected Claim and refund the Total Due Today.

19. Disclaimers, governing law, and other terms

These Terms of Sale are a plain-language summary. Your Contract Documents are legal documents that contain terms, conditions, and provisions that create legal rights and obligations. We recommend you read them carefully and, if you have questions, consult your own attorney before you sign.

The process, procedures, and documents used for a Cash Sale or an Owner-Financed sale may change to reflect the specific terms and conditions of your Parcel, and to reflect updates to federal, state, county, or municipal law. The version of these Terms in effect when you Claim a Parcel governs that transaction.

These Terms of Sale are governed by the laws of the State of Tennessee, without regard to its conflict-of-laws rules. Any dispute relating to these Terms of Sale will be handled in the state or federal courts located in Tennessee, and you agree to that jurisdiction.

20. Changes to these Terms

We may update these Terms of Sale from time to time. The version in effect when you Claim a Parcel governs that transaction.

21. Contact us

Questions about a Parcel or about the process go to a Land Specialist. Call or text 615-987-0908, email sales@landopia.com, or write to us at Franklin, TN 37064.

Sevenstar Investments, LLC, EPeterson EV LLC, Earthsure Equity I LLC, and Earthsure Equity 2 LLC are affiliated companies. Landopia is the marketing brand and DBA of Sevenstar Investments, LLC. Each Parcel is sold by the affiliated company holding title, named on your Contract Documents and on your card statement. Card payments are processed by Stripe or Authorize.net and USDC payments by Coinbase on behalf of that company.