1. Research the parcel
We check current appraisal or assessor data, acreage, ownership of record, access, taxes, use constraints, flood risk, and other visible issues. This is the same public-record work as the free parcel review. We identify the county value as a tax-appraisal figure, not a sale price, and we list what we could not confirm. If something important is unknown, such as access or heirs, the review says so instead of guessing. You see the review before anyone asks you to sign anything.
2. Understand the seller
We confirm who has authority to sign, what you want from the sale, your timing, and whether a direct sale would actually help. If the land is inherited, held in a trust, or owned by several people, we ask early who must sign, because the title company will. Some owners need a fast, simple exit. Others would be better served by a listing. We tell you plainly if a direct sale is not the right move for your situation.
3. Validate the economics
We compare the proposed acquisition price, the likely price to a buyer, known costs and the room left if something goes wrong. A county value alone is not treated as a comparable sale. Access, use constraints, taxes owed, title issues, buyer demand and your expectations all move the number. We aim to explain how an offer was built so you can check it against your own research or another buyer’s offer.
4. Agree in writing
If the opportunity works for both sides, the price, timing, inspection rights and transaction structure go in a written purchase agreement. The agreement says whether we are buying directly or may assign the contract, and it states any financing condition. Read it with your own adviser if you wish. You are never asked to sign a structure we have not explained. See how we buy for the two structures and the disclosures behind them.
5. Match the right buyer, if we assign
Where an assignment is used, we contact buyers whose location, acreage, use, budget and ability to close fit the property. Assignment is not used in Illinois or Rhode Island unless a licensed broker is involved. If we assign, the buyer is named in the closing documents, and the price and terms you agreed to do not change because of the assignment. If we are buying directly, this step does not apply.
6. Close through title
A licensed title or escrow company in the property’s state handles the closing statement, the required signatures, the funds, the recording, and any disclosed assignment fee. Many land closings allow you to sign by mail or before a notary near you. Delinquent taxes and other payoffs are generally paid from proceeds at closing through the title company. You are paid at closing, from lender or transactional funding or from the assigned buyer’s funds.
How long does each stage take?
Estimate, not a guarantee. These are planning ranges for a straightforward file with a clear deed and current taxes. Your contract sets the actual dates, and title questions are what usually move them.
| Stage | Planning estimate | What can extend it |
|---|---|---|
| Free parcel review | Delivery target of two business days | A busy schedule (the form says so before you submit), missing parcel information |
| Offer to signed agreement | About 1 to 3 days after you accept | Several owners, an unclear signer, or terms still being negotiated |
| Title work | About 3 to 14 days | Unresolved probate, an old lien, a missing signature |
| Due diligence | About 10 to 21 days, set by the contract | Access or boundary questions, flood or environmental flags, lender requirements |
| Signing, funding and recording | Often within about 4 weeks of acceptance for a clean file | Back taxes needing a confirmed payoff, remote signing logistics |
A buyer who promises to close in 48 hours regardless of title is usually overpromising. For the detail behind these stages, read the land closing process and how long it takes to close on land.
What do you need to do at each stage?
- Review: send the county, a parcel ID or address, and anything you know about taxes, owners or access.
- Agreement: read the written structure, ask questions, and confirm who must sign.
- Title work: provide documents the title company requests, such as death certificates, trust certifications, or tax notices.
- Due diligence: answer questions about access, easements and boundaries, and tell us promptly if anything has changed.
- Closing: verify wiring or payment instructions by phone with the closing office, using contact details you found independently, then sign and return documents.
What if something goes wrong along the way?
Problems usually surface during title work or due diligence: a lien nobody mentioned, an owner who has not agreed, access that is not what the record suggested. The purchase agreement says what happens next, including whether terms can be renegotiated, whether either side can end the agreement, and what happens to any deposit. Read those sections before you sign, and ask for plain-language answers. Where a problem cannot be solved on the agreed terms, you should hear it from us early, in writing.
Who is involved in a closing?
- You, or whoever holds authority to sign for the owner.
- TechStack Consulting LLC, the contracting entity behind StraightAcre.
- A vetted buyer, only if the contract is assigned. That buyer is named in the closing documents.
- A licensed title or escrow company, which examines title, prepares the closing statement, holds funds and records the deed.
- A lender or transactional funder, when a direct purchase is funded that way. Any financing condition is in the purchase agreement.
- Your own advisers, such as an attorney or CPA, if you want one. We are not a law firm and do not give legal or tax advice.
Start with a free written parcel review
Send the county, parcel ID, ownership information, and any known tax or title issues. We review whether the property fits our current acquisition criteria and tell you in writing whether we would buy directly or assign the contract. An inquiry is not a binding offer or a promise to purchase.
Request my free parcel review