Frequently Asked Questions.

No. We don't pull FICO, we don't run background checks, and we don't ask for tax returns. We're not a bank. We sell you the land on a recorded land contract, and as long as you keep the monthly payment current, the parcel is yours to use.

What we do verify: a real driver's license name and address, so the county clerk has clean paperwork to file when the note is paid off.

Standard down is $3,000 on the average $15,000 parcel. For bigger parcels or premium build-ready lots, the down scales with the price · usually 15–20% of the purchase price.

Want a smaller down? Talk to us. We've structured plenty of $1,500-down deals when the monthly carries the math.

8% APR fixed. Same rate for every buyer, every parcel. We don't bump it for credit risk, we don't drop it for cash-rich buyers. Flat 8.

That number doesn't change for the life of the note · no teaser, no adjustment.

Default is 84 months · 7 years. We can run it shorter (36 or 60 mo) if you want lower interest paid over time, or longer in special cases. Pay it off early any month with no penalty.

None. Pay it off in month 3 or month 83. We send you a written payoff balance any time you ask · usually same day, definitely by next business day.

Yes · joint buyers, married couples, business partners, LLC, trust. Both names on the contract, both names on the deed when recorded. We've titled parcels to LLCs, family trusts, and a hunt club or two.

Florida is our home turf · 389 of 440 listings are FL. We carry smaller inventory in Texas, Arizona, Colorado, and a handful of other states. Out-of-state parcels still close on owner financing at the same 8% APR.

Of course. Cash buyers usually get a small discount off the listed price · ask when you reach out. Closing on cash is faster too, often same week.

We sell to non-citizens regularly. Need a valid passport or government-issued ID and an address we can mail statements to. No SSN required for the contract itself.

Yes · we encourage it. Every listing has GPS coordinates, a parcel map, and access notes. Drive out, walk it, hunt the corners. If you want us to meet you there, give us 48 hours notice.

Every listing tells you · paved road, dirt road, easement, or no access. We don't hide it. About 35% of our parcels are on paved county roads, 50% on dirt/sand county roads, the rest are easement or interior parcels.

Varies by parcel. Most of our rural Florida inventory is off-grid · no city water, no sewer, no power at the road. You'd dig a well, install a septic, and run a power drop or go solar. Build-ready lots have utilities listed in the spec sheet.

If you own it, you can hunt it (with a valid FL hunting license, in season). Most of our hunt-tagged parcels are zoned agricultural or rural-residential and have no restrictions on personal hunting.

On Build-tagged parcels, yes · they're zoned for residential or rural-residential structures. On Hunt or Camp parcels, often you can pull a permit for a cabin, shed, or RV pad, but full residential construction depends on county zoning. Each listing tells you what's permitted.

Some Florida parcels include wetland or floodplain acreage · we mark this clearly on the listing. FEMA flood zone is shown when applicable. We don't hide low ground.

Roughly 15% of our parcels are in deed-restricted communities with light HOAs (Rancho Bonito, Holopaw, Viking Estates). Most BAMBL parcels are no HOA · do what you want.

ACH, check, or cashier's check. ACH is easiest · we set up auto-debit from your bank on a date you pick. Mail-in check works too. Drop-off at the Polk County office on the 1st works fine.

Grace period of 10 days. Late fee is $35 after the 10th. If you're going to be more than 30 days late, call us first · we work with people, but we can't help if we don't know.

When the note is fully paid off. We file a warranty deed with the county clerk, and you get a certified copy in the mail. Takes 2–4 weeks from final payment to recorded deed.

Until then, you hold an equitable interest under the recorded land contract · which is its own document on file at the courthouse.

You do · from day one. Property tax on rural Florida parcels typically runs $80–$300 a year. Bill goes to you in November. We don't escrow it.

Yes, with our written assignment. You can sell your interest, assign it to another buyer, or pay it off and sell clean. We charge a $250 assignment fee to update paperwork.

Anytime. Email payments@beamanbuyland.com and we send a statement same business day. Buyers on auto-pay get a monthly emailed statement automatically.

Cash: same week. Owner-financed: 3–5 business days from signed contract to recorded land contract at the county clerk. No 30-day bank underwriting wait.

You don't have to use one, but you're welcome to. Florida land contracts are straightforward · we use a standard form that's been court-tested. Have a real-estate attorney review it if it makes you sleep better.

Recording fee at the county (typically $20–$60 depending on county) plus a $75 doc-prep fee. That's it. No title insurance required, no broker commission, no points.

No. We close by mail and DocuSign for buyers anywhere in the US. Notarize the signature page at a UPS Store or local notary, send it back, done.

Optional. Most BAMBL buyers skip it · we've held the parcel through tax-deed cleanup and warranty the title to you on the contract. If you want title insurance, you can buy a standalone owner's policy for $300–$500 in most FL counties.

Yes · from the day you sign the contract, the parcel is yours to use. Clear it, fence it, plant it, pasture it. Some counties require a $0–$50 ag-clearing permit for over an acre of clearing. Check with the county forestry office.

Most of our rural FL parcels allow camping and RV parking, but rules vary by county. Some allow permanent RV residence, some limit it to 14–60 days. Each listing tells you what the county allows.

On most rural FL parcels, yes · with county permits. Well typically $4–8K, septic system $5–10K depending on soil. We can put you in touch with contractors we've used in Polk, Osceola, and Okeechobee.

Please do. Active buyers who refer a friend that closes get $500 off their next monthly payment. Send the referral to refer@beamanbuyland.com.