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Cash Offer for Land — What Is Behind the Number
Anyone can send you a figure. The useful thing is knowing how it was calculated, what conditions sit behind it, and what actually reaches your bank account. This page walks through how we build an offer, line by line, and what to read in any land purchase contract before you sign it.
- Free, no obligation, in writing
- We explain how we reached the number
- No commission and no fees
- We pay all closing costs
- Written offer within 24 hours
- Close in as little as 14 to 30 days
★★★★★ 4.9 from 14 verified Google reviews — read them · we buy with our own capital and pay all closing costs
Get a cash offer on your land land
Written offer within 24 hours. No fee, no obligation, and we pay the closing costs.
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Anatomy of a cash land offer
How the number is built
It starts with resale value, not with what you paid or what the tax assessment says. We look for sold comparables around your parcel over the last three years, in a radius tight enough to be the same market, and we weight them by the things that actually move land prices: legal access, usable acreage after wetland and floodplain, whether the soils will carry a septic system, road frontage, and shape. Active listings tell us what sellers hope for; closed sales tell us what buyers paid.
From that resale range we subtract the things that will be spent before the parcel sells again: back taxes and liens paid off at closing, title curative work if the deed chain has a gap, survey if one is needed, and the closing costs on both ends. Then we subtract the carry — taxes and time while the parcel is held — and a margin for the risk that our own resale takes longer or prices lower than we expect. What is left is the offer.
That is why two parcels of the same acreage in the same county can get very different numbers, and why an honest buyer can explain the gap between their offer and the retail listing next door without hand-waving. If we cannot explain our number to you, it is not a good number.
What the written offer and contract should say
The offer should state the purchase price, who pays which closing costs, the earnest money deposit, the length of the inspection or due-diligence period, the closing date, and which title company or attorney will handle it. Ours says we pay the standard closing costs, and that the money moves through a licensed closing agent rather than between us directly.
Read two clauses in particular. The first is assignment: whether the buyer can transfer the contract to somebody else before closing. The second is the due-diligence window and what the buyer may do with it — a long window with a right to terminate for any reason is an option on your land rather than a sale of it.
You should also expect the offer to survive contact with the title search. We do our parcel research before quoting, so the common surprises — an unreleased old mortgage, a deceased co-owner still on the deed, a tax bill nobody has paid — are usually already priced in rather than used later as a reason to cut the number.
What you actually net
The offer is not the net. At closing the settlement statement pays off anything recorded against the parcel: delinquent property taxes, an old mortgage that was never formally released, judgment or mechanic’s liens, association dues. Those come out of the proceeds because they have to be cleared for you to convey clean title.
What is not deducted, on a sale to us, is commission, marketing cost, or the standard closing costs — there is no agent in a direct sale and we cover closing. So the arithmetic is simple: offer, minus whatever is owed against the land, equals your proceeds. We will walk you through that statement before you sign anything, and if the numbers mean a sale puts nothing in your pocket, we will tell you that plainly rather than let you find out at the table.
What sits behind every offer we send
Sold comparables
Closed sales near your parcel over the last three years, weighted for access, usable acreage and frontage — not listing prices.
Access and title check
We confirm legal access and read the deed chain before quoting, at our own cost, so the first number is the number we close on.
Mapping
Flood zone, wetlands and easements, because those decide how much of the acreage a future buyer can actually use.
Costs to clear
Back taxes, liens, curative work and closing costs come off the resale value, not out of your pocket unrecorded.
Carry and risk
Taxes and time while we hold it, plus the risk our resale takes longer than planned. This is the honest reason a cash price sits below retail.
No conditions on financing
There is no lender and no appraisal contingency, so nothing about our side can collapse four weeks in.
How to get an offer
Three steps, no obligation at any point, and no cost to you at any stage.
One call or one form
Tell us the address or APN and the rough size. You do not need a survey, a plat or the tax bill in front of you — we look all of that up.
We value it properly
We research the parcel ourselves, at our cost, before we quote. We price it off recent sales of similar acreage and adjust for access, soil, flood mapping, timber and shape. No cost to you, no commitment.
Written offer, your decision
You have our number in writing within 24 hours. If you take it, a licensed title company closes it and we cover the standard closing costs — typically 14 to 30 days.
Selling to us vs. listing it
Both are legitimate. Listing can bring a higher gross price if you have time, the tract is easy to finance and you can carry the taxes while it sits. Here is the honest comparison.
| Selling to Dreamify | Listing with an agent | |
|---|---|---|
| Who you are dealing with | A direct cash buyer — we are the ones purchasing | An agent marketing it to someone else |
| Commission | None | Typically 6–10% on land |
| Closing costs | We cover them | Usually split or seller-paid |
| Repairs, survey, clean-up | Not your problem | Often requested by retail buyers |
| Financing risk | None — cash | Land loans fall through often |
| Timeline | As little as 14 to 30 days once title work is back | Land can sit on the market for months |
Land we buy
Land we buy
- Vacant, raw and bare land
- Inherited and heir property, including multiple owners
- Land with back taxes or a delinquent tax bill
- Out-of-state and absentee-owned parcels
- Farm, timber and hunting acreage
- Small residential lots and infill parcels
- Landlocked tracts and parcels with access questions
- Land that failed a perc test
- Tracts tied up in an estate or probate
- Property you inherited and have never seen
What we don’t buy
- Houses, mobile homes and other structures
- Land you do not have the authority to sell
- Parcels where a co-owner has not agreed to sell
- Property already under contract with someone else
If we are not the right buyer for your parcel we will say so on the first call rather than waste your time.
We buy with our own money — here is what we have closed
We are a principal buyer using our own capital, not a lead broker collecting details to sell on. A sample of tracts we have bought and closed:
| Tract | Where we closed it |
|---|---|
| 5.05 acres | Dawson County, Georgia |
| 32.3 acres | Perquimans County, North Carolina |
| 72 acres | Pike County, Mississippi |
| 10.7 acres | Morgan County, Georgia |
| 6.24 acres | Jasper County, Georgia |
| 8.5 acres | Pike County, Mississippi |
A sample of tracts we have bought and closed ourselves. We are a principal buyer, not a broker — every one of these was purchased with our own funds through a licensed closing agent.
What sellers say
Every quote below is a real, verified Google review of Dreamify Properties — 4.9 stars across 14 reviews.
“John, the ops manager, was very professional and attentive to detail in ensuring that our transaction was successfully completed. The communication, updates and follow up was excellent. Highly recommend.”
“I had a great experience working with John and Dreamify on the marketing and sale of land in Georgia. John was reasonable, fair, and thorough throughout the transaction, and was very pleasant to work with.”
Questions we get asked
How long does it take to get a cash offer on land?
A written offer within 24 hours in most cases. If the deed chain is complicated — several heirs, an unresolved estate, an unreleased lien — it can take a little longer, and we will tell you why rather than go quiet.
Is the offer free and am I obligated?
It is free and there is no obligation. You can take the number, think about it for a year, and call back. We do not charge for the valuation work and we do not chase.
Why is a cash offer lower than the listing prices I see online?
Listings are what sellers are asking, and land often sits for many months before selling for less. A cash offer prices in the holding period, the closing costs on both ends and the resale risk — and it removes commission, marketing and waiting from your side.
Will you lower the price after I accept?
That is the pattern to watch for with any buyer, and the reason we do our research before quoting. If something genuinely unknown appears in the title search we will explain exactly what it is and what it costs to clear.
Do I need a survey or appraisal to get an offer?
No. A parcel number, or the county and the road it sits on, is enough for us to look up the rest.
What paperwork do I need to sign?
A short purchase agreement, then the deed and settlement statement at closing, which the title company or closing attorney prepares. You do not sign anything before you have read the numbers.
Other situations we buy in
Sell land for cashHow much is my land worth
Companies that buy land
Where we buy
Sell land in North CarolinaSell land in South Carolina
Sell land in Virginia
Find out what your your parcel is worth to a cash buyer
Send the parcel details and we’ll research the property, answer your questions, and put a clear no-obligation offer in writing within 24 hours.