What Home Sellers Need to Know about Land Contracts

July 30, 2011  |  114 Comments  |  Land Contract Details, Land Contract Forms

I am often asked if there are “standard” terms for a Land Contract.  I reply to this question that one of the many benefits of a Land Contract is that each Land Contract is the product of negotiation between a specific seller and a specific buyer.  The result of this negotiation is a “custom fit” Land Contract for each transaction–without the inflexible guidelines, red-tape, and delays of traditional bank financing.

That being said, if you’re thinking about selling your home or other real estate on a Land Contract, there are some things you should know that could be beneficial to you in the future…especially if you or your heirs want to sell that Land Contract for cash someday. The way a Land Contract is written can have a lot to do with its value to you in the future.

As a Seller, you naturally would like to receive the highest price, largest down payment, highest interest rate, largest monthly payment, and shortest term that also work for the buyer.  The market (supply and demand) is going to be the best gauge, but here are some helpful hints:

The Purchase Price – The purchase price is negotiated between you and the buyer, but there are some objective standards that can be used as the basis for negotiation.

One method is to have three different Realtors do a market analysis on the property. (This is sometimes called a Broker Price Opinion and contains sales prices and data about properties that are comparable to yours to help gauge your properties market value.) An average of these three opinions will usually give you a good idea of what the property may sell for. This service is often free since the Realtors will be competing for the right to list your property. (Be advised, though, that an inexperienced or unethical Realtor may be tempted to overestimate the value of your property in order to “win” the listing.)

A second method is to hire an independent appraiser to do a complete appraisal on your property, which would include (as above) at least three comparables. This method is more expensive, but it is also more authoritative.

The Down Payment – The down payment should be as large as possible. A larger down payment means the Purchaser has more equity and owes less, both of which make the contact more secure and more valuable.   You should ask if the down payment is coming from the buyer, the buyer’s parent(s), or another source.   If the down payment is coming from a loan that requires monthly payments, this additional obligation may affect the buyer’s ability to make the Land Contract payments in the future.  Politely but firmly ask where the money for the down payment is coming from and make your selling decision accordingly.

Finally, avoid “zero down” ($0 down payment) Buyers. Making no down payment is a shrewd way to purchase property but a poor way to sell it. Making down payments over time ($1,000 today, $1,000 in six months, etc.) is another version of the $0 down Buyer. Consider carefully: Do you really want to sell to a Buyer who is unwilling or unable to financially commit to the property?

The Interest Rate — The interest rate on your Land Contract should be negotiated with the buyer.  Many Land Contracts are written at interest rates higher than interest rates currently charged on mortgages that come with mandatory closing costs.   There are legal maximum interest rates in Michigan and most states. See your attorney for details.

The Monthly Payment – The amount of the monthly payment is negotiated with the buyer.  Be careful to avoid a “negative-amortization” or a “non-amortizing” Land Contract.   You can check this entering by entering the Land Contract balance (after the down payment is applied), the interest rate and the term of years (5, 10, 15, etc.) into a loan amortization calculator.  Land Contracts can be structured as fully amortized, or with a “balloon payment” due in 5 to 10 years. A “balloon payment” means the full amount owed will be due at that time.   Be aware that a cautious, careful, or conservative buyer is often a good buyer .  This type of buyer may correctly see a balloon payment as a potential time-bomb and may be hesitant to buy your property if you insist upon a balloon payment.  Even if you Buyer does not object, don’t set balloon dates that are unrealistic as this may create unnecessary difficulties for both you and the Buyer. Keeping the Buyer’s payment manageable gets the Seller paid off in the desired time. If you need any assistance in structuring the payment plan, please call me at 248-335-6166 or Click to Email Allan Daniels.

Amortization – How long a loan is schedule to run is referred to as the amortization. The amortization depends on the size of the contract, the size of the monthly payment, and the interest rate being charged. (The higher the rate and/or the smaller the monthly payment, the longer the amortization will be.)

For you, the Seller, the shorter the contract the better. To shorten the length of the contract, you can increase the down payment and/or increase the size of the monthly payments. Contracts with 5, 10, 15, and 20-year amortization are common and often have more value than contracts with 30-year amortizations.

Taxes and Insurance – The person responsible for making tax and insurance payments can vary depending upon the terms of the Land Contract.  There are 3 common ways to handle taxes and insurance payments:

1.  The Buyer pays taxes and insurance and sends paid receipts to the Seller.

2.  The Seller pays the taxes and insurance, but then adds the amounts paid back to the balance on the Land Contract.

3.  The Buyer makes monthly installment payments approximating one-twelfth of the estimated yearly real estate taxes and yearly insurance premium per month to an “escrow account” held by the Seller, and the Seller pays taxes and insurance out of this escrow account.   (Remember, this “escrow” money belongs to the purchaser and should not be commingled with your own money).

Note that Land Contracts written to handle taxes and insurance under Method 2 and Method 3 begin with an estimated monthly amount to cover taxes and insurance.  The monthly tax & insurance payment should be adjusted yearly to reflect actual tax and insurance billings. Be sure your Land Contract form includes an appropriate clause.

Underlying Debt – If you currently owe money on your home or other real estate, check the mortgage or Land Contract you are paying on to see if there is a “Due on Sale” clause requiring you to pay off the debt if you sell the property.

The Borrower’s Credit Worthiness – You can request the Buyer’s permission to obtain information that shows the Buyer has an adequate source of income to pay the obligation. Get references, find out where he/she works, annual income, and properly request permission to obtain a credit report showing how promptly current debts are paid.

Questions —  If you have any further questions about selling property on a Land Contract, please Click to Email Allan Daniels or call 248-335-6166.

Posted in Land Contract Details, Land Contract Forms and tagged , , , , . Bookmark the permalink.

About Allan Daniels

A 3rd generation real estate investor, lender, and land contract buyer, Allan has served in many key leadership positions within real estate and mortgage trade associations on the local, state, and national level. In Michigan, Allan served as President of the Michigan Mortgage Brokers Association (MMBA) in 2000. For his achievements, Allan earned the MMBA 2000 Distinguished Leadership Award, and was named MMBA Broker of the Year for 2001, 2002, and 2003. Allan was the first recipient of the MMBA Lifetime Achievement Award in 2004. In addition to his work within Michigan, Allan previously served in the National Association of Mortgage Brokers (NAMB) as a member of the Board of Directors; Delegate Council; Government Affairs; Bylaws; and Best Lending Practices Committees. Allan also served as an officer on the NAMB Executive Committee as Treasurer, and also as Regional Vice Chair of the NAMB Legislative Committee for the Midwest Region. Currently, Allan serves as Chairman of the State of Michigan Mortgage Industry Advisory Board, that makes recommendations to the Commissioner of the Office of Financial and Insurance Regulation (OFIR), the state agency that regulates mortgages and land contracts. In 2011 and 2012, Allan served on the Insurance and Finance Advisory Rules Committee to produce proposals to the state Office of Regulatory Reinvention (ORR), and he began a two-year term on the Board of Directors of the Michigan Association of Realtors in 2013. Dr. Daniels and Son is one of the largest purchasers of Land Contracts in Michigan. The Daniels family has been purchasing Land Contracts and private (seller-held) notes and mortgages for three generations. Allan Daniels has been licensed in Michigan Real Estate since 1988 and specializes in buying land contracts and real estate. Dr. Daniels and Son also offers private-money business-purpose real estate loans.

114 Responses to What Home Sellers Need to Know about Land Contracts

  1. Brian

    is there any protection against damage to the home?
    that is my biggest fear that they back out and my house is destroyed .
    i’m sure this is a concern for most people.
    you do a land contract and then all the sudden they back out and they take off in the middle of the night and you
    come to inspect the house and find it’s striped of everything and you have no idea where they moved too.
    can you please answer that.
    thank you very much.

    • Allan

      Hi Brian: Thanks for your comments. In fact, my next Blog Post will include tips for Land Contract Holders on this very issue. I am writing about verifying that the purchaser is taking care of items such as property insurance, property maintenance, property taxes, and not “committing waste” as you describe in your comment. As they say in sports, sometimes the best offense is a good defense so probably the absolute best way to avoid the problems you describe is to perform proper due diligence on your prospective buyer before accepting the offer and agreeing to sell. Obtain permission to obtain a credit report, verify income, employment, etc. Also, re-read my post on What Home Sellers Need to Know When Selling on a Land Contract. The section about Down Payment is especially pertinent in that it is related to the Purchaser’s commitment to the property, and his/her equity position. If the property value exceeds the amount owed by the purchaser, the purchaser is naturally less likely to damage the property. Usually, the bigger the down payment, the smaller the risk. Questions —  If you have any further questions about selling property on a Land Contract, please Click to Email Allan Daniels or call 248-335-6166. Thanks again!

  2. Amanda

    If a land contract is written up between the buyer and seller, then notarized does that hold up, or should a lawyer be involved? Also, if you do a land contract, can the owner come back and take the house anytime they want?

    • allan

      Thanks for the comment. It is always a good idea to use a competent real estate attorney when drafting a land contract. I have seen people make costly mistakes that may have been avoided if they had used an attorney in the first place. With regard to your second question, there are legal procedures that must be followed in order for the seller (former owner) to regain possession of the property. Again, it is very important that you seek legal advice if a default occurs in order to avoid a “wrongful eviction”.
      Questions — If you have any further questions about selling property on a Land Contract, please Click to Email Allan Daniels or call 248-335-6166. Thanks again!

  3. Frances March

    I am selling my house under a land contract and wanted to find a way to do an amortization schedule with a balloon payment that will allow ajustments for extra payments made.

    • allan

      Hi Frances: Please feel free to call me at 248-335-6166, and I can discuss this with you. There is a great software program that is very inexpensive, or you can do it manually. Thanks! Allan

      • charle johnson

        i am looking for software to manage some land contract i going to start

        • Allan Daniels

          Hi Charle: I would be happy to discuss this with you, but the software choice will definitely depend upon your needs and your budget. If you are holding (servicing) land contracts, you may also need to be licensed by your state. Please feel free to send me a message or call me at 248-335-6166 to discuss this further. Thanks! Allan

  4. Julie

    In a legal contract, is there a stipulation in regard to the death of the buyer and their heirs? Can they “will” the property to anyone?

    • allan

      Hi Julie:

      Thank you for your comment. You’ll definitely want to talk to your attorney about a about writing a will or estate plan.

      Please also note that most Land Contracts contain a clause such as this: Interpretation of Contract: The pronouns and relative words herein used are written in the masculine and singular. If, however, more than one person joins in the execution hereof as Seller or Purchaser, or either party be of the feminine sex or a corporation, such words shall be read as if written in plural, feminine or neuter, respectively. The covenants herein shall bind their heirs, devisees, legatees, successors and assigns of the respective parties.

      Please feel free to call me at 248-335-6166 if you have any questions or wish to discuss anything.

      Thanks again!

      Allan

  5. Sherry

    We bought a home for my son and grandchildren, but it is in our name until it is payed off. Could we do a land contract so his name could also be on it for tax purposes. And if so what all would be involved. Thanks.

    • allan

      Hi Sherry: Thank you for your comment. I would definitely suggest that you consult with your tax advisor and/or estate planning attorney so that you can achieve your goals. Please feel free to call me at 248-335-6166 if you have further questions or wish to discuss anything. Thanks! Allan

  6. Josh

    Hi Allan,

    Does the bank have the right to call back the loan? If so, what is generally written in the contract to protect both parties if this occurs?

    Thanks,
    Josh

    • allan

      Hi Josh: Thank you for your comment. Would you mind elaborating on your question and explaining how the bank loan is involved in a seller financed transaction? Alternatively, please feel free to call me at 248-335-6166 if you have further questions or wish to discuss anything. Thanks! Allan

  7. Adam Wilcox

    If I buy a property on a land contract directly from the seller, how is interest paid reported to the IRS? Do I need to send the seller and the IRS a 1099-INT for the interest the seller is receiving as income and that I am deducting for my taxes?

    • allan

      Hi Adam: Thank you for your comment. Land Contract (and Mortgage) holders typically will send out IRS Form 1098. Please check with your tax advisor for advice applicable to your specific situation. As always, please feel free to call me at 248-335-6166 if you have further questions or wish to discuss anything. Thanks! Allan

  8. Chuck

    I am a buyer in the process of buying a home on a land contract. The sale price is $58,000 and the down payment is $5,800. The terms are 7% interest, 10 years with a $10,000 balloon payment at the end.

    The question I have is what amount do we base the monthly payment and amortization schedule off of???

    Is it $52,200 or $42,200???

    Thanks for anyone’s help in answering this question!!

    Chuck

    • allan

      Hi Chuck:

      If I understand your question correctly, the price is $58,000. If you are paying $5,800 as a down payment, then the remaining balance on that date (amount financed) is $52,200. Please feel free to call me at 248-335-6166 if you have further questions or wish to discuss anything. Thanks! Allan

  9. Deena

    Hi Alan,
    I am purchasing a home for my nephew as he is unable to get a mortgage on his own. In turn, I’m reselling the home to him on land contract. I’m aware of all the issues & risks in doing this, but I’m unclear on how I should enter these transactions on my taxes. I have no intention on charging him interest or making a profit on this at all — I’m simply going to sell to him for the same price I purchased it for… Any tips?

    Deena

    • allan

      Hi Deena:

      Thank you so much for your comment. I am glad you are going into this with “eyes wide open” as to the potential risks.

      Sometimes people forget to think about the risk of default (on payments, taxes, or insurance), or the potential complications of employment transitions, health, or marriage/divorce when it comes to selling to family members.

      With regard to the tax issues, I would strongly encourage you to speak to a tax advisor or CPA. One thing to ask is whether interest will be “imputed” by the IRS.

      Please feel free to call me at 248-335-6166 if you have further questions or wish to discuss anything. Thanks! Allan

  10. Lisa Sabin

    Hi there I am considering selling my home on a land contract I am not sure what to set the interest rate at. I live in Michigan and not sure what to charge is there a maximum? Thank you, Lisa Sabin

    • allan

      Hi Lisa:

      Thanks so much for your comment and question. The interest rate on a land contract is usually negotiated between the buyer and seller. It is not “set” by the seller. The seller can ask for a certain price, down payment, interest rate, and payment, but unless there a lot of competing buyers, the seller may not receive exactly what is desired. Most states, including Michigan, do have usury laws which set maximum interest rates that can be charged. If you would like more information on interest rates in Michigan, please see the Michigan Statutory Interest Rate Ceilings on the Office of Financial and Insurance Regulation website at http://www.michigan.gov/documents/cis_ofis_ceilings_24956_7.pdf Be aware that the answers provided are not meant to be a substitute for legal advice.

  11. Diane

    Hello Allen,

    On a land contract if the purchaser fails to pay taxes can I take the property back? If so what is the process?

    Thank you in advance,

    Diane

    • allan

      Hi Diane:

      Thank you for your comment. The first step would be to read your land contract. The contract should contain language to cover this potential situation as well as others. You’ll also want to make sure that the government has not already taken action to foreclose on the property for non-payment of taxes. One can usually cure this process by paying the taxes. Many land contracts contain language indicating that non-payment of taxes is a default. As a land contract holder, you’ll want to consult with a knowledgeable attorney to discuss how you wish to handle a default. In most instances in Michigan, the attorney will begin the process by sending a forfeiture notice to the purchaser. There are very specific legal requirements relative to the content, timing, and process followed so it is always best that you use a knowledgeable attorney.

      If you have any further questions about your Land Contract, please feel free to call me at 248-335-6166.

  12. Allan

    I am living in a house that was bought on Land contract the buyer left the home and said I could stay there free for just looking after the house I don;t know if they are still paying for it our not. Is there any chance that I could get in trouble for staying in the house If someone should get hurt on the property who would be helt liable for it.

    • allan

      Hi Ruby:

      It may be wise to talk to your insurance agent about liability insurance. You may also wish to have a discussion with the seller and buyer to make sure everyone is on the same page about you staying in the home.

      Thanks!

      Allan

  13. Oumar keita

    I need someone to draffor me.t the land contract

    • allan

      A land contract is a legal document. I strongly suggest that you consult with a knowledgable real estate attorney to assist with the drafting. It is better to spend a little now than risk a costly problem later. Please feel free to call me at 248-335-6166 if you wish to discuss further. Thanks! Allan

  14. Eric Guyand

    First, it is awesome that you have this blog. I recently regained possession of a property after a writ of eviction was served in a land contract forfeiture case. My attorney insists that I cannot sue the defendants for fair mark rent from the time 15 days after the forfeiture notice was served through the date the writ of restitution was served. I have found several court cases that have ruled this is allowed. My attorney says taking this action ( forfeiture ) against the deadbeat buyers was harsh. He says I get the property back and nothing more. He also insists I cannot sue for damages done to the property no matter what they are. I know this is all crap- either my attorney is a clueless moron or he does not agree with this type of action and is not working in my best interest. What do you think ? Can I sure for fair market rent and waste that permanently altered the structure and caused a loss in value ? Thanks !

    • allan

      Hi Eric:

      Thank you for your post. It may be advisable to have a talk with your attorney. Sometimes one law may say something, but another law (or a court decision) “trumps” the prior law. It is also possible that a particular Judge does not interpret the law the way that you interpret it. Your attorney may feel that that the cost of appealing a decision exceeds the amount you could collect by winning the appeal. In any event, you may want to talk over these issues with your attorney to find out more. You can also get a second opinion from another attorney.

      Please feel free to call me at 248-335-6166 if you wish to discuss further.

      Thanks!

      Allan

  15. Christy

    We are at the end of our land contract and decided we do not want to purchase the property. Realizing we will be losing any money we have paid, can the seller “force” us to purchase the property at the end of the contract or can we just walk away?

    • allan

      In cases like this, I think the best solution is to communicate with the seller. You’ll probably want to discuss the ramifications of walking away with your attorney before you make that choice.

  16. Matt Bowen

    Hi Allan,

    To purchase our new home, we had to turn our original home into a rental. It has actually gone very well but our awesome renters are moving and we are on the hunt for a new renter. We have had a couple inquiries on doing a land contract and I know nothing about it. I owe roughly 76,000 and have about 20 years left on the 30 year loan. It is at 6.75% and I would be happy to just break even. The Monthly payment WE pay now is 740.97 and this includes taxes and insurance. What type of terms should we start with to be sure and break even on the home or should we just keep renting it out for now?

    thanks
    Matt

    • allan

      Hi Matt:

      Thank you for visiting the blog and posting your comment. You bring up a couple issues that you’ll want to investigate. First, there may be a “due on sale” clause in your mortgage that will impact your ability to sell the property on a land contract. This means that you will have to payoff the mortgage when you sell the property–even if you sell it via land contract. It is possible that your lender may agree to waive this provision, but you’ll definitely want to make sure you get any waiver in writing. The other issue is a practical one. If you are comfortable renting out the property while property values are rising, you may find that renting now and selling later makes sense for you. I would be happy yo discuss further with you if you like. If so, please feel free to call me at 248-335-6166.

      Thanks!

      Allan

  17. Carol

    My mother holds a land contract with an individual and this land contract has gone on for longer the 30 years, he has been late on payments on many occasions, late on taxes, and when we consulted an attorney regarding this we were told that we should have taken action when this first occurred, but we were unaware until too late. Now this individual recently had open heart surgery and as a result of complications is medically brain dead. We need to act quickly I feel and resolve this land contract. Does the property revert back to my mother since it has yet to be paid off? What are her options?

    • Allan Daniels

      Hi Carol: Thanks for posting. I am not aware of any instances where a property sold on land contract (in Michigan) would revert back without a forfeiture action. In some cases, a deed in lieu is a possible alternative, but your purchaser’s mental capacity to sign a valid deed is a big concern. You’ll want to contact a knowledgeable attorney to be sure this is handled properly. Please feel free to contact me at 248-335-6166 if you wish to discuss this. Thanks! Allan

  18. Connie

    Our daughter purchased a home with us getting the loan in our name. We were advised to set up a land contract so she can be set up for making the payments and use it as her main homestead, as she will be renting out her current home. I contacted our local abstract and title company and they gave me a land contract form to fill out. Do you know if this will be a simple and cheap process to fill out the forms and file them with the title company?

    • Allan Daniels

      Hi Connie: Thanks for your comment. Before doing anything, you should review every word of the loan documents you signed. First of all, you’ll want to be absolutely certain that you disclosed to the bank that the property will not be your primary residence. The consequences of making false statements on a loan application are very severe. Next, you’ll want to make sure that your loan documents permit you to sell the property without creating a potential default on the loan. If the mortgage contains a “due on sale clause” (standard on nearly all loans for the past quarter century), a land contract sale could trigger a default. You mentioned you were advised to set up a land contract. How qualified is this advisor?

  19. carl valentino

    I had a land contract defaulted and defaulter is telling me he can sell my house that I have the title of want to know .

    • Allan Daniels

      Hi Carl: I am not sure that i understand what you typed since you may have been typing on a phone keyboard, but it looks like your buyer wants to sell the property. Yes, your buyer can indeed sell the property. If the property is sold for cash, the land contract holder is paid off from the seller’s proceeds. Depending upon the language of your land contract, your buyer may also sell on a 2nd land contract or find another buyer to assume the existing land contract. Naturally, any default would have to be cured at closing. I hope this helps! ~ Allan

  20. Shelly

    I am getting a payoff on my LC and, the terms were for 5 years, the purchaser has paid me for 3. His mortgage company said they just need the payoff to my mortgage co, and the amount he owe’s me. We do not need to close this LC at an abstract. They will just send a check to myself and my mortgage company to pay both off. The terms were going to be when the LC was paid off we would finalize the LC and close at an Title Co. How will the Deed be given to the new owner in this manner?

    • Allan Daniels

      Hi Shelly: Mortgage companies usually require that you close at a title company. If you have not handled land contract payoffs before, you will need to have your attorney prepare the deed and assist with the arrangements to exchange your deed for good funds. While not overly complicated, it’s better to have an experienced professional handle the details unless you, yourself have the knowledge and experience to make sure everything goes smoothly.

  21. Robert Fultz

    I recently leased a home for two years to a couple that would like to buy the property on contract at the termination of their lease. In negotiations for the lease they requested that when it became time to buy on contract they would put no money down because they would have paid two full years of mortgage payments prior to buying on contract. I’m thinking they need to put at least a few percent down and will have a corresponding higher interest rate. Just to give you a little insight, the purchase price will be ~$250,000 and with the two years of lease payments they will have paid $36,000.

    With all that said, how much credit do you give buyers that have made lease payments on time for two years prior to purchasing the house?

    • Allan Daniels

      Hi Robert: Thank you for the comment. I am a bit confused as to whether you and your tenant already have an agreement, or if you are contemplating an agreement. There are new rules coming in January that will severely restrict seller financing. If you are in Michigan, you may wish to attend an upcoming presentation. ~ Allan

  22. I would appreciate it if someone would tell me if it is legal to sell a home, contract for deed that is paid off with no down payment and no interest. If both parties are in agreement and the contract appears to include everything necessary to make it legal. The property is older, paid for and the asking price is somewhat higher to offset the no down pmt or interest over a term of ten years. Thanks

    • Allan Daniels

      Hi Terri: Thanks for the comment! I have seen Land Contracts over the years with no down payment and no interest. While only a lawyer can give you an actual legal opinion, you may wish to consider some of the risks. Issues to consider include IRS rules on imputed interest, whether you may wish to ever sell the contract in the future, or whether the lack of interest may affect the timeliness of payments. Please feel free to call me at 248-335-6166 if you wish to discuss further. ~ Allan

  23. kendra

    HI. We are looking at a house to buy via contract for deed. Our question is is with no equity built up who do we talk to about getting a loan to do the repairs to the house. Is it better to try to talk to a bank or a credit union? Will both not have anything to offer since we dont have anything to borrow against? Then as far as a ballon payment at the end, which the seller has said he doesnt desire, but if we did how does a bank fiance that if the house isnt yet in your name? I have been reading a lot of different information reguarding the contract for deed, all of it very useful…but i have yet to see anything about the repairs issue and how to finance.

    • Allan Daniels

      Hi Kendra: Generally speaking, if you are buying a fixer-upper via seller-financing, you will be using your own money for the fixing-up. Have you spoken with your bank,credit union, or other mortgage broker/lender about a HUD 203k mortgage loan? That is about the only mortgage product that I know of that provides both acquisition funds and renovation funds. Your other question appears to be about refinancing to pay a balloon payment. Refinancing a home is a very common occurrence. The home can be refinanced to pay off a land contract, a mortgage, or for any other reason that the lender deems valid. The title company handling the closing handles all the details. The land contract or prior mortgage is paid off off with the proceeds from the new loan.

  24. Marjorie

    First of all this is an Excellent Blog, thanks!!

    Question: What is a fair percentage for the broker(s) for a Land Contract?
    Should it be just a a “traditional” sale of a property, 6 percent in Michigan ?
    Is that fair, even though as the “Owner” you are not getting the full asking value at closing?

    It seems as though the broker is asking for 6 percent, is that fair and resonable.
    I honestly thought it would be less.

    Thank you in advance for responding…

    M.

    • Allan Daniels

      Hi Marjorie: Thanks for the kind words! Real estate commissions are negotiated between client and the broker. There is no standard commission in Michigan. You may wish to interview a number of brokers to see who you think will do the best job selling your property. I have never regretted paying a commission to a broker since it means the property sold. Ask yourself if you would rather have a low number on a listing contract, or have you property sold. Please feel free to call me at 248-335-6166 if you would like to discuss this further. Thanks again! ~ Allan

  25. Katie

    Hello
    Are there any legal problems regarding building on vacant property purchased via a land contract if it is included and allowed in the agreement?
    I ask because my husband and I found a piece of land that would appear to suit our needs and may be able to be purchased via a land contract but is vacant. We have livestock that would need fencing and shelters, not to mention a place for us to live. I’ve been doing a lot of reading but haven’t come across this type of information yet.
    Thank you!

    • Allan Daniels

      Hi Katie: In most cases, a wise seller will require that the buyer payoff the land contract before building, but you will never know unless you ask the question. The language in the land contract will govern, and the language is negotiable just like the price and terms. Allowing the buyer to build prior to paying off adds the risk of construction liens resulting from unpaid labor and materials or the risk of having an unfinished building on the property if things don’t go as planned for the buyer. Thanks! Allan

  26. Sheri Beardsley

    If My son signed a contract to purchase a home but realized he did not figure an amortization schedule and the amount of interest stated in the contract was figured on a simple interest rate can he ask for the contract to be re figured or is it to late? An Amortization schedule shows paying much less, where as the contract does state he is charging 5.5 percent interest, but the seller stated he did not know how to figure an amortization schedule

    • Allan Daniels

      Hi Sheri: Your comment exemplifies why I always recommend that buyers and sellers retain professionals to assist them. That being said, a land contract can usually be amended provided that BOTH parties agree to do so.

  27. Carolyn Faubel

    We are setting up a land contract with a buyer. We will be consulting an attorney as we finalize it, but i would like to know now if we retain liability if someone gets hurt on the property once the contract is signed. I would prefer the buyer purchase the hazard insurance (with us named on the policy) rather than use our policy, unless we still have liability.

    • Allan Daniels

      Hi Carolyn: Great comment! Also, I am glad you are consulting with your attorney. Too many people are penny wise and dollar foolish when it comes to consulting with an attorney ahead of time. To add in another cliche, an ounce of prevention is worth a pound of cure! With regard to liability, I would suggest consulting with your insurance agent and your attorney to get their opinion, but your preference of having the buyer name you on their policy is how most persons handle this. You may also wish to ask your attorney and insurance agent his/her opinion about an “umbrella” liability policy. Thanks again! Allan

  28. Jason Howard

    I have a contract for deed that the buyer haven’t paid any property tax. If the buy runs off, who is paying for the tax. What are legal procedure can I take?

    • Allan Daniels

      Hi Jason: Thanks for your comment. Property taxes (and hazard insurance) are very common concerns with Land Contracts. It is critical that a seller carefully monitor whether the property taxes (and insurance premiums) are being paid in a timely manner. If the taxes are indeed unpaid, the first step would be to read your contract. Most Land Contracts specify that failure to pay property taxes is a default, but you will need to review your land contract to verify this. If the buyer has defaulted, you will want to contact your attorney to handle the default action properly in accordance with all laws. If the buyer does not cure the default, and you end up repossessing the property, you will likely end up having to pay the property taxes since they are a priority lien on the real estate.

  29. candi

    Hi, love the post! Quick questions. If the buyer I f a land contract is paying monthly payment of 575. With 173 going into a said escrow to pay taxes and insurance and after a year they find out the taxes haven’t been paid in three years and the insurance is for rental loss protection. What is the buyers rights.

    • Allan Daniels

      Hi Candice: NOTE: This information is not a substitute for legal advice. If you need legal advice, see a lawyer.
      The first thing to do is to read your land contract. Very often the remedies are spelled out in a professionally prepared land contract. It is also wise to consult with a qualified attorney as soon as possible. Generally speaking, if the buyer is fulfilling his/her obligations under the land contract, the seller should perform his/her obligations as well. If the seller is unwilling or unable to do so, the buyer may have various options including possible legal action for:
      1) Specific performance of the land contract;
      2) Quiet title;
      3) Cancellation of the land contract (seeking the return of the money paid by the buyer in exchange
      for all of the buyer’s rights in the property);
      4) Money damages.

  30. Wendy

    We have had a LC on farmland with buildings, no residence, with my mother in law who passed away during the contract. We were asked by one of the two estate representatives to pay off the LC early to make things easier for the estate proceedings. We refinanced our main home to pay off the LC but came up short on the funds to completely pay it off. Our CPA mentioned we could ask the executor for a discount for asking us to pay off early. The executor says he has never heard of such a thing & mentioned the specialists he questioned had never heard of this either. We were paying it off 15+ years or so early & had an excellent payment history with mother in law. Please let us know if the “early pay off discount” is something to be considered. We were doing the estate a huge favor by doing this, i think there should be some compensation given. Property is located in Michigan. Thank you.

    • Allan Daniels

      Hi Wendy: It is not unheard for someone to grant a discount, but it is sort of like asking someone for a favor. You can always ask, but they don’t have to say yes. If the contract happens to require a discount for an early payoff, that would be another story. Thanks! Allan

  31. Suzanne

    Hello, We just got a house back on Land contract forfeiture. We have realized our worst fears. Our buyer never cleaned, ruined all the bathroom fixtures, carpets, appliances, lost screens, doors are missing, there is animal feces and urine everywhere, including on the walls. She did not use the water softener, so rust has ruined the washer, refrigerator, sinks, etc and there is damage from a burst pipe. Door jams are spit and doors have been kicked in or torn up by dogs. This is a 150 year old farm house, and everything was original and cannot be replaced at the local big box hardware. We paid the insurance on the home with our mortgage, however, the buyer held the policy in her name and we were the additional insured. Can we file a claim on the policy for the damages? We have contacted the insurance company concerning the burst pipe situation, but we don’t know what recourse we have on the rest. She has disappeared. We know she is in a different state. BTW, it took us 6 months to get her out because she was so skilled at evading service. If anyone reading this is considering selling on a land contract, check court records in the countr the potential buyer is currently living. Any previous judgments will be public record. Wish we had checked! Thanks, Suzanne

    • Allan Daniels

      Hi Suzanne: I am glad you posted on the blog. Your story is indeed a lesson. There are some bad apples out there, and sellers need to realize that there are real risks with seller financing. With regard to the insurance, have you contacted a public adjuster? If you have not sone so, you may wish to contact you personal insurance agent to see if he/she can recommend someone to you. A public adjuster is a person that represents you in an insurance claim. It is important to realize that the insurance company’s adjuster works for the company. Sometimes it pays to have someone on your side, but they don’t work for free. Please feel free to call me at 248-335-6166 if you want to talk further. Thanks, and good luck! Allan

  32. Adam Sweet

    Hello there. My wife an I found our dream home, and did not want to take the chance of letting it pass by, so we purchased it while still owning our current home. We have a buyer interested in buying on contract for 2 years, then at the end of this term, get his own financing to pay off the remainder of the home. I am having trouble wrapping my head around how to go about this. we owe $59,000, but he is purchasing for $64,000. Our monthly Payment, with taxes and insurance is about $450 a month, with a 6.76% interest rate. He is wanting to put $2500 down, then make $500 a month payment. How do I determine what the balloon payment will be at the end of the 2 year period? And does all of what he pays need to go to the loan, or just the standard payment that we pay now? Any help is greatly appreciated.

    • Allan Daniels

      Hi Adam: You may wish to think about this before acting too fast. Most mortgages since 1986 contain a provision known as a Due on Sale clause. The clause will look something like this: Transfer of the Property or a Beneficial Interest in Borrower. As used in this Section 18, “Interest in the Property” means any legal or beneficial interest in the Property, including, but not limited to, those beneficial interests transferred in a bond for deed, contract for deed, installment sales contract or escrow agreement, the intent of which is the transfer of title by Borrower at a future date to a purchaser.
      If all or any part of the Property or any Interest in the Property is sold or transferred (or if Borrower is not a natural person and a beneficial interest in Borrower is sold or transferred) without Lender’s prior written consent, Lender may require immediate payment in full of all sums secured by this Security Instrument. However, this option shall not be exercised by Lender if such exercise is prohibited by Applicable Law.
      If Lender exercises this option, Lender shall give Borrower notice of acceleration. The notice shall provide a period of not less than 30 days from the date the notice is given in accordance with Section 15 within which Borrower must pay all sums secured by this Security Instrument. If Borrower fails to pay these sums prior to the expiration of this period, Lender may invoke any remedies permitted by this Security Instrument without further notice or demand on Borrower.

  33. Rick

    Thanks for taking the time to provide such helpful advice. I sold a home on a LC and the vendee now wishes to exit the contract. I’m fine with this as the value of the property has risen since the LC was executed. The contract was not recorded in the country registry but the vendee did file for homestead. What’s the best way to document his voluntary departure to ensure there are no title issues when I resell?

    • Allan Daniels

      Hi Rick: Thanks for the comment and the kind words! I really appreciate it, and it’s nice to know that people are reading this too! I would suggest that you contact the title company that closed the transaction to have them issue a new title insurance commitment before you take the next step(s). If you think about it, the vendee is conveying (selling) the property back to you so you’ll want to be just as prudent as you would when you acquire any other property. The title company will be able to guide you throughout this, or please feel free to contact me if any questions remain. Thanks again! Allan

  34. JR

    I sold my house under land contract (registered with the county) at a loss in 2012. The loss was taken in full on 2012 taxes. A full year of payments were made by the purchaser in 2013 and continuing into 2014. He is paying insurance and taxes. I am still paying principal and interest on a private mortgage (relative) on the house. Confused on what to do with the interest received. How do I handle my principal and interest payments which are a bit less than what I am receiving? Do they offset in anyway?

    • Allan Daniels

      Hi JR: While I appreciate the comment on this website, you’ll definitely want to discuss this with a professional tax adviser or Certified Public Accountant (CPA).

      • Norbert

        Is there insurance for buyers of land contracts that will give all equity earned by the buyer to his or her heirs ?

        • Allan Daniels

          Hi Norbert: Thank you for the comment/question. I am not quite sure if you are asking if the buyer could buy life insurance, but if that is your question, I am sure that your insurance agent can help you apply for life insurance. You may also wish to talk to your attorney about a will or trust. I hope this helps. ~ Allan

  35. geonna

    Can the seller of a land contract take a loan against the property?? I’m not comfortable if I’m fulfilling my obligations as the buyer and won’t be able to have the title moved to me once I’ve paid the contract. Ive already payed $10,000 of the $30,000 contract. Can I obtain the title if it has a title lien against it or is the seller able to even do this?? The contract has been recorded with county recorders office.

    • Allan Daniels

      Your question can very probably be answered by reading your land contract. Many land contracts allow for the seller to mortgage the property provided the mortgage balance does not exceed the balance owing on the land contract. All land contracts are negotiated between the buyer and seller, so the time to have the discussion is prior to closing. Here is what a typical clause may say: The Seller may, during the lifetime of this contract, place a mortgage on the Premises, which shall be a lien on the Premises, superior to the rights of the Purchaser, or may continue and renew any existing mortgage thereon, provided that the aggregate amount due on all outstanding mortgages shall not at any time be greater than the unpaid balance of the contract, and provided that the aggregate payments or principal and interest, whether periodic or final, required in any one month in such new or renewal mortgage shall not exceed those named in this contract; nor shall said new or renewal mortgage restrict the time of payments thereon to a date later than is provided for similar payments in this contract. To secure the priority of lien granted to a new or renewal mortgage as provided for in this paragraph, written notice shall be given to the Purchaser within fifteen (15) days of the execution of all such new mortgages and renewal containing the name and address of the mortgage, the rate of interest of such mortgage, the amount and due date of payments and maturity of principal.

  36. Tina Wilcox

    Allan

    Why does someone wish to purchase a home under a land contract? My home is for sale with a Realtor, and I am posting it on my FB, and a friend of a friend contacted me and asked if I would consider a land contract. Is it because they do not have good credit? I can see by reading your blog, there are many risks for me. So, I just cannot understand why someone would ask me this?

    • Allan Daniels

      Hi Tina: Thanks so much for your question. Sometimes a buyer desires a land contract due to a credit issue, and sometimes it’s because of simplicity or lower closing costs. As a seller, it’s your property and your decision to make. Keep in mind that there are many new laws regulating land contracts and all other forms of seller financing. Therefore, in addition to the economic risks, you’ll have regulatory and legal risks to consider. That being said, you can’t fault someone for asking a question, but don’t be afraid to say no to a land contract if that’s how you feel. Thanks again! Allan

  37. Doreen

    Thank you so much for this blog, I have learned alot from it. I was wondering tho , I am selling my home on land contract here in Michigan and I dont see any information about late payments – how much to charge if they are late and then if they do not pay at all how many months does it take of non payment to get the property back?? Again thank you for your answer.

    • Allan Daniels

      Hi Doreen: Have you already sold your home on a land contract, or are you considering selling on land contract? Once I know the situation, I will be able to address your question more precisely. Thanks! Allan

  38. Heather

    Hello! This is an extremely helpful website. I’m currently waiting to hear from my lender if they will give me permission to sell my property to my tenants on land contract. One thing I was wondering about is if there would be closing costs involved in this transaction? Does title work have to be done all over again? We refinanced in October 2012. Thank you!

    • Allan Daniels

      Hi Heather: Thank you for the comment and kind words! A prudent buyer will insist upon title insurance. The seller and buyer can negotiate as to who pays for the title insurance, but as a seller, you’ll want to demonstrate that you own what you are selling. Thanks! Allan

  39. Amaria Grace

    Hi Allan

    I have a question. I drew up a land contract with a clause for forfeiture if the fees were not paid. Several years later after the buyers backed out I’m being sued for the property. I had noticed that on the notarized land contract the purchasers agent had not signed in their behalf. Is there a Michigan land contract law for the omission of signatures?

    • Allan Daniels

      Hi Amaria: i apologize, but I cannot quite understand your question. Would you mind re-writing it so that it is very clear? Alternatively, please feel free to call me at 248-335-6166. Thanks! Allan

  40. Suzi Cappi

    I have a land contract which is to balloon this June 1st 2014. However since the new lender guidelines have made it more challenging for me to complete this balloon within the original time stated. Basically it could take me an additional 24 months to meet govt guidelines as repair credit” post BK in 2008. My mistake was I didn’t have a crystal ball to determine these recent tightened guidelines/lending standards. I need the additional time to cure my equity in my home by making my monthly payments via check vs. cash deposited monthly directly into the buyers acct. This was part of my downfall. The other issue is a discrepancy on my credit file which was part of my BK. These outstanding issues are making it prolonged resolution to my sellers. Can the sellers evict my family we have called our home for 3years making all monthly mortgage payments on time plus any necessary repairs & property improvements- everyone is happy but is their anything I should be aware of if the sellers get antsy? can they call in my note? I need more time to season my credit per the current banking lending standards to correct the discrepancies on my credit file.

    • Allan Daniels

      Hi Suzy: It is very likely that your land contract is enforceable. You may wish to have a conversation with the sellers to see if you can work it out. Perhaps the seller would be willing to give you an extension. Even if you cannot work it out, at least you’ll know their intentions so you can list and sell the property and also avoid a forfeiture/foreclosure/eviction. Thanks again for the question, and I do hope it works out. Allan

  41. Beverly

    Hi Allan,
    I have a friend who wants to sell his house via Land Contract that he still have mortgage on. If the Buyer for some reason cannot for fill his financial obligation will the Seller be financially and legally responsible to pay the bank the remaining balance on the loan? Or is there a way to structure the Land Contract to release him financially?

    • Allan Daniels

      Hi Beverly: Your friend will not be released from the debt unless the lender provides a written document release. I am not aware of any lender that will do so. Furthermore, your friend may be risking a default on the mortgage by selling the property without paying off the mortgage. These are HUGE risks. Extreme caution is advised. Thanks! Allan

      • Tammy Jones

        Thank you Allan for all your info very very helpfull! I have a couple of things to ask. You said there are new laws? Please tell. I am purchasing my home on lc for the past 2+ yrs. I have put in thousands of dollars in repairs and have paid my 1250 per mth at 11% interest on time every single mth! Ballon just became due ,started the steps ,,worked like a fool to clean up my credit. Get to the appraisal part and BAM! that was it! The guy spent 10 min on my property, he came from over 2 hrs away , and his comps??? 4 of the 5 were short sells and reo. Under valued me by about 20,000. I had a local realtor walk through and do a listing app which was almost 30,000 more than the app. What can I do now? I tried to disputeit,,but they send dispute to org app instead of thrid party,,so of course he wasn’t going to admit he was wrong… I’m so stressed,,please help. Thanks

        • Allan Daniels

          Hi Tammy: Thank you for the comment. Have you tried applying with another lender?

          • Tammy Jones

            Yes I have now gone through another lender,that appraisal came back 27000 higher than the first one! So that part is good,now I am trying to overcome the challenge that because I made all my payments in cash of proving it wqas me paying it to the bank. Mind you that this is a very well known “online only” mort comp,,they sent a exception letter to underwriters so I’m waiting to see if they approve that, suppose to close tomorrow, praying it works. But my next thing is I have paid 285 per mth just in escrow, about 3400 per yr. As I pay this plus my payment to bank then the bank pays seller and then he is to pay taxes even though home is in my name at county court house. Well I find out he has not paid the tax which was due 07/01 and this comp is about to tack the cost of them paying the taxes unto my loan! What recourse do I have against the seller for not fulling his end,,He lives in CA ,I’m in Mi, I don’t feel its right to have to pay them twice,,but I don’t want to blow the loan over 1100. I feel like he thinks he’s got me stuck.

  42. Jenny

    Hello Allan,

    I’m buying a house on land contract and seller has not paid property taxes in 3 years and I see in public records Forfeiture of real property for three years straight. I also got a letter that stated if taxes weren’t paid by March 31st house is officially foreclosed. On April 9 I searched and seen last Certificate of Forfeiture and the grantor was the seller and Wayne county is the Grantee. Is my land contract still valid? Or will I have to worry about house now going in to public auction for non payment of taxes? I really think its over because the letter said owner has lost all redemption rights if they dont take action. what do you think?

    • Allan Daniels

      Hi Jenny: Thanks for the comment. The first thing I would do is read the land contract. Does the land contract specify that the seller was supposed to pay the taxes, or did it state that the buyer was to pay the taxes? Also, did you obtain title insurance when you bought the property? Was the closing agent supposed to pay the back taxes at closing? There are a lot of unknowns, and your predicament is a good reason for buyers and sellers to consult with an attorney when buying or selling property.

  43. Sara

    Hello. My husband and I are considering a land contract with a women who is seperated, but not yet divorced. We are concerned her husband would have some claim to the property. If we enter into contract with her only, can he pose any risk?

    • Allan Daniels

      Hi Sara: Thank you for the comment. I am unsure, but I am assuming that you are the seller in this transaction. If that is the case, then the answer may vary depending upon the state in which the property is located. I would strongly suggest that you speak with your attorney since this is both a title issue and a fair housing issue.

  44. Julia

    No questions at the moment. Just wan to say “THANK YOU” for all of this information. I have learned much by reading your blog. Just wish you were closer to Kokomo, Indiana so my search for the best Real Estate Attorney would be short.

  45. Heather

    I signed a purchase contract to buy a home on land contract 1 week before the closing I discovered the house had cockroaches and now I do not want to close, what could happen to me legally?

    • Allan Daniels

      Hi Heather: I am sorry to hear about this. Is it safe to assume you spoke with an exterminator to see if the problem can be eliminated, and if so, at what cost? If it turns out that you don’t want to close, you’ll want to read your purchase agreement and have a conversation with your agent and attorney to see if you are at risk of losing your earnest money deposit or being sued for specific performance. Please feel free to contact me if you wish to discus this further. ~ Allan

  46. Patrick Lindell

    I am considering doing a contract for deed on my house. Selling it to my son on the contract. My question is if I do this can I use the income from the contract as income to offset my debt to income ratio as I look at purchasing a new house.

    As we still owe on the house but because of a job change will have to move sooner or later. My son is interested in the house buy can not afford the full cost of the mortgage so I was considering doing a contract for deed at a lower amount as long as I can use that as income that will help offset the debt when the banks look at my debt to income ratio when purchasing a new house.

    Any advice would be greatly appreciated.

    Thanks
    Pat

    • Allan Daniels

      Hi Pat: You’ll want to contact your prospective mortgage lender to inquire about their underwriting standards. You (and the bank) may also wish to consider how to handle things if your son cannot make the payments in the future. It may seem impossible, but sometimes a health issue or job loss can affect repayment ability. Furthermore, having a contract with a family member can cause added stress on sellers. Thanks for your comment!

  47. Vanessa

    Weird???? I purchased a house on a land contract which also includes a lease lot. I can not afford it any longer and quit paying payments 16 months ago. She has not foreclosed. The lot lease is in our name and all the taxes. What should I do at this point.
    How long does she have to foreclose? I want this over with.

  48. Cindy Leonard

    If you are currently in a land contract, can the seller, take out a mortage on said property without the buyers knowledge. Thank you.

    • Allan Daniels

      Hi Cindy: Technically, the buyer would have constructive notice since most mortgages are recorded in the county public records. Most land contracts contain language relative to the seller obtaining a mortgage. You would have to review that section to see how it is worded. I hope this helps. :)

  49. Lori

    I am purchasing 2 acres of land via a written contract for deed. According to our contract, payments were to begin July 1, 2013. When the taxes came due, they verbally gave me an amount (always had excuses for not sending me a copy of the notice, I was assured they had already been paid and I was just paying them back) equal to half of that years taxes and I paid it directly to them. Now I just finally found the right place to look it up they didn’t even pay the taxes for that year. Any advise would be great, I am very new to this. Thank you in advance.

    • Allan Daniels

      Hi Lori: You may wish to discuss this with the seller to find out the reason for their actions. Regardless of the reason, you may also wish to discuss this with your attorney immediately. Your attorney may suggest an amendment to the land contract to address what happened and to prevent future similar occurrences. Thanks! ~ Allan

  50. Yvonne

    WE were selling rentals land contract to a realitor. He died, and his wife gave them back to us. When we tried to get a quick deed, we found there is no executive to his will. How do we get this back in our names? Our lawyer is working on it, but having some problems.

    • Allan Daniels

      Hi Yvonne: While I am confident your attorney has things under control, you may wish to consider having your lawyer order title insurance for you to make sure that you have clear title when the process is completed.

  51. Sid

    Hi Allen.
    Thank you for an excellent blog.

    I an considering a LC to sell my house. I still have mortgage with about 50% in equity. The buyer want to put about 20% of the selling price as down payment and payoff in 7 years. He admitted he does not have good credit history and bank will not approve any loan, but he have good income to payoff in time.

    What should I consider as risks, liability and protect me if he not able to come through.

    Thanks in advance for your reply.

    • Allan Daniels

      Hi Sid: Before doing anything, you should review your mortgage documents. Most mortgages since 1986 contain a due on sale clause. If you do not payoff your mortgage when selling on land contract, you could be violating the terms of the mortgage.

  52. Jina

    I sold a land contract to the buyer but not close yet and I found out he has income tax lien. Does the government/IRS take the house before the land contract is paid in full if the buyer doesn’t pay it after it is closed?

    Thanks,

    • Allan Daniels

      Hi Jina: I strongly suggest that you discuss this with the title company and your attorney. There are very specific procedures that apply relative to IRS Liens on the buyer. If the procedures are not followed to the letter, there is a possibility of risk to the seller.

  53. Shelby Peck

    Sold house on LC, have a mortgage on it. Buyer does does not do any upkeep. House is filthy,including animal feces. Code enforcement has sent warnings for yard. I have taken over the yard work be cause buyer refused He has been late on payments 4 times this year. He makes the payments directly to mortgage company. Now I have bad credit score. Can I take the house back?

    • Allan Daniels

      Hi Shelby: First of all, I am sorry this has not gone well for you. You may wish to carefully read your land contract and discuss the situation with your attorney as soon as possible. By the way, did you get your mortgage lender’s permission to sell the home on land contract? Why would you not make the mortgage payments yourself so as to ensure timely payment? Does your land contract include a clause in which the buyer covenants that he/she will maintain the property and not commit waste? Your attorney will advise you as to the best course of action. Good luck, and feel free to contact me if you wish to discuss this. Thanks again! ~ Allan

Leave a Reply

Your email address will not be published. Required fields are marked *

You may use these HTML tags and attributes: <a href="" title=""> <abbr title=""> <acronym title=""> <b> <blockquote cite=""> <cite> <code> <del datetime=""> <em> <i> <q cite=""> <strike> <strong>

Get Informed

Receive tips on selling your land contract and what's involved.
css.php