Frequently Asked Questions
The Buying Process
What is the purchase process like from start to finish?
We’ve designed the process to be as simple and low-friction as possible — especially for first-time land buyers. Here’s how it works:
- Browse listings. Find a parcel that matches your goals, budget, and county preference. Every listing shows photos, acreage, and a clear monthly payment upfront.
- Ask your questions. Reach out to us directly. We’re consultative by nature — we’ll walk you through zoning, access, financing options, and anything else until you’re completely comfortable.
- Reserve with a deposit. When you’re ready, secure the parcel with a small deposit via our secure payment link. You’ll receive a purchase agreement within 24 hours.
- Sign the paperwork. We handle all documents digitally. No office visits, no notary required for most transactions.
- Receive your deed. Cash buyers receive a recorded deed within 2–3 weeks. Owner-financed buyers receive a deed once the final payment is made.
Most of our transactions are completed entirely online. You never have to leave home except to go enjoy your property!
How long does the transaction take to close?
For cash purchases, the process typically closes in 2–3 weeks from the time your deposit is received. This includes title verification, document preparation, and deed recording at the county.
For owner-financed purchases, the agreement is signed quickly — often within a few days — and your access to the land begins immediately. The deed transfers to your name once the final payment is made.
Can I visit the property before purchasing?
Absolutely — and we strongly encourage it. Every one of our properties has legal road access, so you can drive right to it at your own convenience.
When you’re interested in a parcel, just reach out and we’ll provide GPS coordinates, any gate access notes, and directions specific to that property. No appointment needed and no agent to accompany you — it’s your time to explore at your own pace.
Tip: Many buyers visit multiple parcels in the same county on a single trip. Let us know which listings interest you, and we’ll send coordinates for all of them.
Do I need a real estate agent or attorney?
No. Because we handle all aspects of the transaction ourselves — title research, purchase agreement, deed preparation, and recording — you don’t need a real estate agent or an attorney to complete the purchase.
You are always welcome to have your own legal counsel review documents if you’d like. We welcome the transparency. But the vast majority of our buyers complete transactions directly with us, without any third-party representation.
What happens if I change my mind after reserving?
We understand that circumstances change. Our purchase agreements include a due-diligence window during which you can cancel with a full refund of your deposit.
Once the agreement is signed and the due-diligence period has passed, deposits are generally non-refundable — but we’ll always work with you personally if there’s a genuine issue. Please reach out directly and we’ll discuss your situation.
Owner Financing
What exactly is owner financing and how does it work?
Owner financing means we act as the lender rather than a bank. Instead of applying for a mortgage and waiting for approval, you make monthly payments directly to us on a simple schedule we agree on together.
Banks typically won’t finance the purchase of low-cost, undeveloped land — so we make ownership possible ourselves. We acquire land at a discount and pass those savings along to you through affordable monthly payments.
All of our properties are offered with owner financing. You choose the payment amount that works for your budget.
Do you run a credit check? What if I have bad or no credit?
No credit check. Ever. Your credit score is completely irrelevant to us. We don’t pull your credit, verify your income, or require any financial documentation.
We offer guaranteed approval on all of our owner-financed properties. If you can make the monthly payment, you can own the land — period. This is one of the things that makes land ownership through Pickstone genuinely accessible to everyone.
How much is the down payment to get started?
Down payment requirements vary by property, but they’re always kept small and accessible. Most parcels require a few hundred dollars to reserve — some as low as $0 down depending on the listing.
Each listing clearly shows the available payment options including the down payment and monthly amounts so you know exactly what to expect before you reach out.
What is the interest rate on financed properties?
Every property we offer is financed at 0% interest. Every single dollar you pay goes toward the purchase price — none of it goes to interest charges.
This means your monthly payment schedule is simply the property price divided by the number of months in your term. Completely transparent, completely simple.
Example: A $6,900 parcel at $139/mo would be paid off in approximately 50 months — with no interest added on top.
Can I pay off my balance early?
Yes — there is no prepayment penalty. You can pay off your remaining balance at any time and receive your deed immediately upon final payment clearing.
Many buyers start with a low monthly payment to get ownership secured, then pay off the balance once they’re ready. This is one of the most flexible aspects of our program.
Property Details
Is there legal road access to the property?
Yes — we verify legal road access on every property before listing it. This is one of the most important questions in vacant land, and we don’t list parcels that can’t be reached via a legal, deeded access route.
We confirm whether access is via a public road, a county-maintained road, or a recorded easement, and we disclose this clearly in each listing. You’ll be able to drive a standard vehicle to your parcel.
What is the zoning, and what can I use the land for?
Zoning designations vary by county and parcel. We clearly disclose the zoning classification on every listing — including what is and isn’t permitted (camping, RV parking, permanent structures, agricultural use, etc.).
Most of our properties in Costilla County, CO and Apache County, AZ are zoned for recreational and/or residential use. Elko County, NV and Klamath County, OR listings vary — we’ll walk you through what applies to any specific parcel you’re interested in.
Never assume — always ask. We’re happy to confirm exactly what a specific parcel allows before you commit to anything.
Is the land in a flood zone or protected area?
We research FEMA flood zone maps and any known environmental designations for every property before listing. This information is disclosed on each listing’s detail page.
The majority of our properties are in rural, elevated areas well outside designated flood zones — but we disclose the FEMA classification regardless so you have the full picture. If a parcel is in or near a flood zone, we’ll say so clearly.
Are there any liens or back taxes owed on the property?
No. We perform title research on every property we purchase to confirm it is free and clear of all liens, encumbrances, and delinquent taxes before we list it for sale.
You will receive a clean Warranty Deed — the strongest form of title protection available — which guarantees you receive full, unencumbered ownership rights.
Are there utilities (water, electric, sewer) on the property?
Most of our parcels are raw, undeveloped land without utilities in place — which is part of what keeps the price accessible. Each listing discloses the utility situation clearly.
Options for off-grid buyers typically include: rainwater collection, well drilling, solar power, composting systems, and propane. Many of our buyers specifically seek land without utility hook-ups as it gives them freedom to develop on their own terms and timeline.
The lack of utilities is often a feature, not a con — it keeps costs down and gives you complete control over how the land is developed.
Using Your Land
Can I park an RV or camp on the property?
Many of our properties are specifically suited for RV parking and camping, and we flag these as “RV Friendly” clearly on every listing. Once the land is yours, you can park your RV and camp as often as you like with no permits or fees to a campground.
Local county zoning governs how long you can stay and whether you can establish a permanent dwelling. We’ll walk you through the specifics for any parcel you’re considering.
Your land, your rules. No reservations, no rangers, no campsite neighbors you didn’t choose.
Can I live on the property full-time?
This depends entirely on the zoning classification of the specific parcel. Some of our properties are zoned for residential use and allow for permanent dwellings — others are recreational only.
We clearly disclose zoning on every listing. If full-time living is your goal, let us know upfront and we’ll only show you parcels where that’s permitted.
How soon can I start building on the land?
For cash purchases, you could theoretically begin planning and permitting the moment the deed is recorded in your name — typically within 2–3 weeks of purchase.
For owner-financed buyers, permanent above ground building is generally permitted once your loan payments have reached 50% of the total purchase price. We try and be flexible on this to meet your specific needs, so just reach out and let’s discuss your requirements.
Building permits are issued at the county level. We can point you to the right county office to start that process once you’re ready.
Can I hunt or fish on the property?
Hunting and fishing on private property is governed by state fish and wildlife laws, not just local zoning. In general, hunting on your own land is permitted in all of our counties — subject to state licensing requirements and seasonal regulations.
Fishing access depends on whether there is a creek, stream, or water body on or adjacent to the parcel. We disclose any water features on specific listings.
Can I sell the property later?
Absolutely. Once the deed is in your name, you own the land outright with no restrictions on resale. You can sell it privately, list it with a broker, or pass it to family — the choice is entirely yours.
Land in all of our counties has historically appreciated over time, making it a solid long-term investment alongside its recreational and lifestyle uses.
Land is one of the few assets that tends to appreciate in value regardless of what’s built or not built on it.
Title & Deed
What type of deed will I receive?
You will receive a Warranty Deed — the strongest form of deed available in real estate. A Warranty Deed guarantees that:
- The seller (Pickstone Properties) has clear legal title to the property
- There are no undisclosed liens, encumbrances, or claims against it
- You are protected against any future title claims arising from before your purchase
This is the same type of deed used in traditional home sales and represents the gold standard of land ownership transfer.
Is the title clear? Do I need title insurance?
Yes — we research the title on every property we purchase and confirm it is free and clear before listing. Our Warranty Deed provides strong built-in title protection.
Title insurance is always an option if you’d like additional protection, and we encourage buyers to obtain it if they feel more comfortable doing so. However, the vast majority of our buyers proceed without it given the protections already built into a Warranty Deed and our thorough pre-purchase vetting.
How long does it take to receive my deed?
Cash purchases: The deed is typically recorded at the county within 2–3 weeks of the transaction closing. You’ll receive a copy once it’s been recorded.
Owner-financed purchases: We hold the deed in trust while payments are being made. The moment your final payment clears, we record and transfer the deed into your name — usually within a few business days of final payment.
You’ll receive a recorded copy of your deed by mail or digitally depending on county recording options.
Can I purchase the land in a trust, LLC, or someone else's name?
Yes. The deed can be issued in your personal name, jointly with a spouse or partner, in a trust, or in the name of an LLC or other legal entity. Simply let us know your preferred vesting at the time of purchase and we’ll prepare the deed accordingly.
If you’re unsure which ownership structure is best for your situation, we recommend consulting with an estate planning attorney or CPA — this is one area where professional advice is worth it.