Home › Who Pays Closing Costs When You Sell Land?
Who Pays Closing Costs When You Sell Land?
Closing costs on a land sale are usually smaller than on a house, but they still come off your proceeds. Who pays which ones depends on local custom, your state and county, and most of all what the contract says. Here is what typically falls on the seller, what typically falls on the buyer, and how to keep more of the sale price.
- Seller vs. buyer costs explained
- We pay the closing costs
- No commission, no 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
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Sellers figuring their net proceeds
Closing costs sellers commonly pay
Real-estate commission, if you list with an agent, is usually the largest seller cost by far.
Transfer or excise tax. Many states and some counties charge a tax when a deed is recorded. In some places the seller customarily pays it, in others the buyer, and a few states have none.
Deed preparation and attorney fees for preparing the deed and reviewing documents.
Loan payoff and lien releases. Any mortgage, tax lien or judgment is paid from your proceeds, along with recording fees for the releases.
Prorated property taxes. Taxes are usually split by date so you pay for the part of the year you owned the land. Back taxes are paid by the seller.
Owner’s title insurance is paid by the seller in some areas and the buyer in others.
Closing costs buyers commonly pay
Buyers typically pay for their own due diligence: a new survey if they want one, soil or perc tests, environmental checks and inspections. If they borrow, lender fees, the appraisal and the lender’s title policy are theirs. Buyers also usually pay to record their deed and any mortgage, and in many places they split the settlement or escrow fee with the seller.
Remember that every one of these items is negotiable. Local custom is only a starting point; the purchase agreement controls. A buyer can agree to pay all closing costs, and a seller can offer to cover some as a concession.
Why customs vary so much
Some states close with attorneys, others with title or escrow companies, and the fee structures differ. Transfer tax rates and who customarily pays them are set by state law and local practice. Rural counties may have different habits from cities in the same state.
Before you sign a contract, ask the title company or closing attorney for an estimated settlement statement. It lists each cost, who pays it, and your expected net. Comparing net proceeds rather than headline price is the clearest way to compare offers.
How we handle closing costs
When you sell to us, we pay the closing costs and there is no commission. Liens, back taxes or a mortgage on the land are still paid from the sale proceeds, and normal property-tax proration still applies; your settlement statement shows every line. You get a written offer within 24 hours and we can close in as little as 14 to 30 days.
This page is general information. Closing customs and transfer taxes vary by state and county; your closing agent can confirm what applies.
What selling to us saves
No commission
Nothing paid to an agent.
Closing costs covered
We pay the closing costs.
No survey bill
We do not require a new survey to buy.
No price surprises
Your net is on the written offer.
Settlement statement
Every cost listed, line by line.
No obligation
The research and the offer are free.
Selling your land, step by step
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
- Mobile home parks and RV parks
- Self-storage facilities — considered case by case
What we don’t buy
- Houses and other residential buildings
- 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 |
|---|---|
| 6.24 acres | Jasper County, Georgia |
| 8.5 acres | Pike County, Mississippi |
| 5.05 acres | Dawson County, Georgia |
| 32.3 acres | Perquimans County, North Carolina |
| 72 acres | Pike County, Mississippi |
| 10.7 acres | Morgan County, Georgia |
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.”
“John and his team are top notch investors who know what they are doing, put a plan of action in place and execute. One of the most honest people I have met… an absolute honor and pleasure working with these folks.”
Questions we get asked
Who pays closing costs on a land sale?
It depends on local custom and the contract. Sellers often pay commission, payoffs and deed costs.
Does the seller pay transfer tax?
In many places, but not all. Some states have no transfer tax and others assign it to the buyer.
Are closing costs negotiable?
Yes. The purchase agreement decides who pays what.
Do you charge closing costs?
No. We pay the closing costs and charge no commission.
How fast can you close?
We give a written offer within 24 hours and can close in as little as 14 to 30 days. If your timeline is longer, we close on the date that suits you.
What does it cost me to sell to you?
Nothing. No commission, no closing costs, no document fees. We buy with our own capital and pay the closing costs ourselves.
Find out what your land 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.
Life changes — more guides for sellers
Divorce, a move, a loss in the family, care costs, retirement or a parcel that turned into a headache. Whatever is behind the decision to sell, here is how we handle it.
- Divorce
- Relocating
- Loss of a spouse
- Paying off debt
- Bankruptcy
- Bought sight unseen
- Squatters or dumping
- Code violations
- Land that won't sell
- Buyer backed out
- Co-owner
- Owned by an LLC
- Nursing home costs
- Medical bills
- Job loss
- Retirement
- Storm damage
- Never built on
- Old mobile home on it
- Down payment on a house
- Sell or leave to kids
- Power of attorney
- Paying for college
- Farm or hunting lease
- Selling to a data center
- Selling or leasing for solar
- Capital gains tax on a land sale
- Selling to a developer
- Selling part of your land
- Owner financing
- Documents needed to sell land
- How long it takes to sell land
- Sell or keep your land