No Doc Land Loans & Lot Loans — Fast, Asset-Based Financing
Banks hate land loans. No income? Wrong property type? They’ll turn you down before you finish the sentence. We specialize in no-documentation land and lot loans — asset-based financing based on the land’s value, not your tax returns. Raw land, improved lots, acreage, development tracts — we fund them all.
Land Loan Highlights
- No income documentation required — asset-based approval
- Raw land, improved lots, acreage, and development tracts
- Up to 50–65% LTV depending on land type and location
- Loan amounts from $50,000 to $5M+
- Close in 7–15 business days
- Individuals, LLCs, and land trusts eligible
- Texas and nationwide (45 states)
- Land-only loans and land + future construction loans available
- Stated income and hard money programs
Types of Land We Finance
Raw Land
Unimproved acreage with no utilities, roads, or entitlements. Lowest LTV (45–55%) but we fund it when banks won’t touch it.
Improved Lots
Platted residential or commercial lots with utilities stubbed in. Higher LTV available (55–65%). Fastest to close.
Infill Lots
Buildable lots within an established subdivision or urban area. Strong collateral — we lend up to 65% LTV on good infill locations.
Acreage / Rural
Large rural tracts, farm land, ranch land, recreational property. LTV varies by location and comparable sales depth. Call us.
Development Tracts
Entitled land ready for subdivision or commercial development. Stronger collateral than raw land — LTV up to 60–65%.
Commercial Lots
Land zoned commercial, mixed-use, or industrial. Higher demand, easier comps — typically 55–65% LTV.
Land Loan vs. Construction Loan
Need to buy land now and build later? We can structure a land-only loan to close the purchase fast, then convert to a construction loan when you’re ready to build. Or we can fund both in a single land + construction combined loan if you have a contractor and plans ready. Tell us your timeline and we’ll recommend the right structure.
Land Loan Terms by Property Type
| Land Type | Max LTV | Rate | Term | Income Docs |
|---|---|---|---|---|
| Improved residential lot | Up to 65% | 9% – 12% | 6–24 mo | None |
| Infill buildable lot | Up to 65% | 9% – 12% | 6–24 mo | None |
| Commercial lot / zoned | Up to 65% | 9% – 13% | 6–24 mo | None |
| Development tract (entitled) | Up to 60% | 10% – 13% | 12–36 mo | None |
| Raw land (unimproved) | Up to 50–55% | 10% – 14% | 12–36 mo | None |
| Rural acreage / ranch | 45–55% (case by case) | 10% – 14% | 12–36 mo | None |
| Land + construction (combined) | Up to 75% of ARV | 9% – 12% | 12–24 mo | None (investor) |
Why Banks Reject Land Loans — And Why We Don’t
Conventional banks avoid land loans for several reasons: land doesn’t generate income (so there’s nothing to calculate DSCR on), it’s harder to sell than improved property if a borrower defaults, and Fannie/Freddie don’t buy land loans — so banks hold 100% of the risk. Most bank loan officers will tell you they don’t do land loans at all.
We’re private lenders. We lend our own capital and evaluate each deal on its merits: What is the land worth? What are comparable sales? What’s the borrower’s plan and exit? If the numbers support the loan, we fund it — without requiring income documentation, W-2s, or tax returns.
Who Uses No-Doc Land Loans
- Builders and developers — locking up land ahead of a construction project
- Investors — buying land to flip, develop, or hold for appreciation
- Self-employed buyers — can’t qualify through conventional income docs
- Landowners needing to cash out — pulling equity from land they already own
- 1031 exchange buyers — land as a replacement property in a tax-deferred exchange
- Foreign nationals — purchasing U.S. land without SSN or U.S. tax history
- LLCs and land trusts — entity vesting for liability or estate planning
Land Cash-Out Refinance
Already own land free and clear — or with a low balance? You can access that equity through a land cash-out refinance. We lend up to 50–65% of the land’s appraised value and you receive the difference as cash at closing. Common uses:
- Fund construction on the same parcel
- Buy an additional parcel of land
- Deploy capital into another investment
- Bridge financing while arranging permanent development capital
Texas Land Markets We Actively Fund
Texas is one of the strongest land markets in the country. We actively fund land loans across the state, including:
- DFW metro — infill residential lots, commercial tracts, development land
- Austin / Central Texas — Hill Country acreage, Travis County infill, development parcels
- Houston metro — residential and commercial lots in Harris, Fort Bend, Montgomery counties
- San Antonio — residential lots, rural acreage, commercial land
- Texas Hill Country — recreational acreage, ranch land, vacation cabin sites
- East Texas / Piney Woods — rural acreage, timber land, recreational tracts
- West Texas / Permian Basin — agricultural and mineral-adjacent land
We also fund land loans in 44 other states. Call us about your specific market — some rural areas with limited comparable sales require additional review.
Land Loan FAQ
Why is the LTV lower on land than on homes?
Land is a less liquid asset than improved property. If a lender has to foreclose on a house, they sell it to one of thousands of potential buyers. Land has a smaller buyer pool and longer marketing times. Lenders compensate by requiring more equity — typically 35–55% down vs. 20–25% on improved property. The more remote or speculative the land, the more equity required.
Can I get a land loan with no money down?
Only if you have other collateral to cross-secure the loan. A true zero-down land loan is rare — land lenders require equity in the deal. However, if you have equity in another property you own, we can use it as additional collateral to reduce or eliminate the down payment on a land purchase. Cross-collateralization is a common structure for experienced investors.
How is land appraised if there are no comparable sales nearby?
Rural and large-acreage parcels often have limited comparable sales. Appraisers use sales of similar land in a broader geographic area, adjust for acreage size and soil type, and sometimes use income or cost approaches. We work with appraisers experienced in rural and acreage land — this is not an unusual challenge for our underwriting team.
Can I finance land in an LLC?
Yes — we lend to LLCs, land trusts, and other entities. Many investors and developers hold land in LLCs for liability protection and estate planning flexibility. Entity lending requires a personal guarantee from the managing member on most programs. Land trusts may have additional documentation requirements.
What is the minimum and maximum loan amount?
Our minimum land loan is $50,000. There is no hard maximum — large development tracts and commercial land deals at $5M+ are evaluated on a case-by-case basis. For loans above $2M, we may require additional documentation on the development plan or exit strategy.
How long is the loan term on a land loan?
Land loans are short-term — typically 12 to 36 months. They are not 30-year loans. The expectation is that you’ll build, sell, or refinance the land within the loan term. Extensions are available in most cases for a small fee if you need more time. If you’re planning to hold land for 5+ years, discuss that with us upfront — some portfolio programs have longer terms available for certain land types.
Do you offer land loans for mineral rights or agricultural land?
We lend on the surface rights of agricultural and ranch land. Mineral rights can add value but are valued separately and typically not included in the loan collateral (minerals are often severed from the surface and held by different parties). Agricultural land with income (crops, grazing leases) may qualify for slightly higher LTV based on the income the land generates.
Looking to buy land with fast, no-doc financing? Apply today — or call 877-895-3634 to discuss your specific deal.