Frequently Asked Questions

Fill out the form on this site or text us at (502) 528-7273 with your county, approximate acreage, and any situation you're dealing with. We'll be back in touch within a few business days.

No. There is no fee, no listing agreement, and no obligation. Getting an offer from us is free.

County and state, approximate acreage, and your contact information. If you know the parcel number, that speeds things up. Any known issues — back taxes, title questions, access — are helpful but not required to start the conversation.

Farm land, timber land, hunting land, vacant lots, rural acreage, and most types of vacant land. We don't buy homes, buildings, or commercial properties.

Yes — we buy throughout Indiana statewide. Our listed counties are our primary focus, but we'll consider parcels in other Indiana counties and some Kentucky counties not listed. Reach out and we'll let you know if we're interested.

Often yes. Delinquent taxes can typically be factored into the transaction and paid at closing from proceeds, depending on the amount and deal structure. Tell us about the situation and we'll work through it.

We do consider landlocked parcels. These are harder to value and the offer will reflect the access challenges. We're familiar with easement situations in Southern Indiana and Kentucky.

These situations are common with inherited land and older properties. We work through title issues — sometimes that means helping connect you with an attorney to get things in order before closing. We won't abandon a deal just because the title is complicated.

We buy land held in trusts and estates. We just need to confirm who has authority to execute the sale.

From first contact to closing, it can take anywhere from a few weeks to several months, depending on how complex the title situation is and how quickly county records are accessible. Simple parcels with clear title move faster.

We review your property details, research the parcel in county records, and reach out within a few business days. We'll either have questions, a preliminary offer, or an honest explanation of why a particular parcel isn't a fit for us.

A licensed title company handles closing. They manage the title search, deed preparation, and recording. You don't need to hire your own attorney, though you're welcome to.

Not necessarily. Most closings are handled by the title company with documents mailed or signed remotely via notary.

We look at comparable land sales in the county, parcel characteristics (size, access, soil, topography), any known encumbrances, and the local market for that type of land. We're not appraisers and our offers don't reflect appraised value — they reflect what we can pay and still make the deal work. For the full breakdown, see <a href=''/blog/how-cash-buyers-value-indiana-land/''>how cash land buyers value Indiana land</a>.

We won't claim our offers equal market value. We offer a cash price that factors in speed, certainty of close, as-is purchase, and the cost of handling any complications. For many sellers, the tradeoff is worth it — no months of carrying costs, no agent fees, no deals that fall through.

We cover normal closing costs in most standard transactions. We'll be specific about what's included when we present an offer.

Talk to us. We will make our own assessment and give you our number. If someone else offered more and they are a legitimate buyer, take it.

It depends on how the land was titled when the previous owner died. If the land was in their name alone, probate is typically required to transfer title before it can be sold. If it was held jointly with right of survivorship or through a living trust, probate may not be required. An attorney in the county where the land is located can confirm.

Missing or unlocatable heirs are a real complication. Depending on the situation, options include a quiet title action, an affidavit of heirship, or formal probate with constructive notice. We work through multi-heir situations regularly and can refer you to attorneys who handle these in Indiana and Kentucky.

If co-owners cannot agree, any co-owner can file a partition action in Indiana or Kentucky court. A partition action is a legal process that can force a sale and divide the proceeds among owners. It is expensive and adversarial, but it is a legal right. Most co-owners eventually agree to sell voluntarily when faced with the cost and timeline of partition.

Yes, though it requires opening a late estate in the county where the deceased lived at the time of death. Indiana and Kentucky do not have a statute of limitations on opening an estate. An estate attorney guides this process. Once the estate is administered and title transferred to the heirs, the land can be sold normally.

A cloud on title is any outstanding claim, lien, or encumbrance that calls ownership into question — an old mortgage never formally released, a judgment lien, a disputed boundary, or an unresolved heir interest. Clouds on title make it difficult to obtain title insurance and can prevent a conventional sale. See our guide on <a href=''/blog/indiana-land-title-problems-explained/''>Indiana land title problems</a> for how each type gets resolved. We deal with title clouds regularly and often work around them through the title company.

Not always. If the parcel has a clear recorded description and the acreage is not in dispute, a new survey may not be required. We typically do not require a survey before making an offer. If survey questions would significantly affect the value, we address that in the offer terms.

A quiet title action is a court proceeding that establishes clear ownership of a property when there is a dispute or uncertainty about who holds title. It is sometimes used to clear old liens, resolve heir disputes, or establish ownership after informal transfers. It requires an attorney and takes time, but the result is a clean title that can be conveyed and insured.

We look at comparable sales in the county deed records, parcel characteristics (size, access, road frontage, soil type, topography), any encumbrances, and what we can do with the land. Rural land value is highly location-specific — what similar parcels in the same county have sold for recently is the most reliable indicator. Tax assessed value often lags actual market value significantly.

Not typically. County assessed values in Indiana and Kentucky are updated on irregular cycles and frequently lag actual market conditions, especially in rural counties where land sales are infrequent. We base offers on actual comparable transactions, not assessed values.

Yes, but not necessarily as much as you might think. Land with standing timber is worth more than recently harvested land, all else equal. However, the land itself retains value regardless of harvest — soil, location, access, and second-growth recovery all factor in. We evaluate timber land holistically, not just based on current standing inventory.