Selling Vacant Land: Frequently Asked Questions

Yes, we buy inherited land all the time. Whether the estate has already been settled and the deed is in your name, or the probate process is still underway, we can work with you to figure out the right path forward. Many heirs simply want to convert an unexpected parcel into cash without the time and expense of listing it. We handle the title research and coordinate with your attorney or the estate executor as needed to keep things moving.

Back taxes are one of the most common situations we encounter, and they do not automatically disqualify your parcel from a sale. We factor the outstanding tax balance into our offer and, in most cases, handle the payoff directly at closing so you walk away without that burden. The amount owed does influence what we can offer, so we will be upfront with you about how it affects the numbers before you decide anything.

Absolutely. Being an out-of-state owner is actually one of the most common reasons people come to us — carrying a parcel in another state means ongoing tax bills, no practical use, and the headache of dealing with local county offices from a distance. We handle the entire process remotely. Documents can be signed electronically or via overnight mail, and we coordinate with a local title company so you never have to set foot on the property.

We do consider landlocked and limited-access parcels. Lack of legal access significantly affects what a parcel can be used for and therefore affects our offer, but it does not mean we will automatically pass. We look at whether an easement might be obtainable, the surrounding ownership, and other factors before making a determination. If you have a parcel with access challenges, share the details with us and we will give you an honest assessment.

That is a completely fair question, and we encourage you to do your homework. We are a direct land-buying company, not a listing service or a broker — we actually purchase the property ourselves and close through a professional, independent title company or closing attorney. You can look us up, ask for references, verify our contact information, and confirm our identity before signing anything. We never ask for money from you at any point in the process, and you are never obligated to accept an offer.

Our offer is shaped by a combination of factors: the location and market activity in that area, the parcel's size and shape, whether it has legal road access, how it is zoned and what it can be used for, the presence of wetlands or other encumbrances, any back taxes or liens attached, and what comparable parcels have actually sold for nearby. We weigh all of these together — there is no single formula. We want to be straightforward with you: our offer will typically be below what you might achieve through a lengthy retail listing process, because we are taking on the carrying costs, taxes, time, and resale risk ourselves. What we offer in return is a straightforward, cash transaction with no waiting and no uncertainty.

We charge you nothing. There are no processing fees, no evaluation fees, and no commissions taken from your proceeds. Our model is simple: we make you an offer, and if you accept, what we offer is what you receive from us at closing. You do not need to worry about deductions eating into your payout on our side of the transaction.

We do. Lighthouse Land Buyers covers the closing costs on our purchases, including title search, title insurance, and settlement fees. This is another way our process differs from a traditional sale where closing costs are often negotiated or split between parties. You will know exactly what you are getting before you sign anything, with no surprise deductions at the closing table.

Once you share the parcel details with us, we work to put together an offer as quickly as our research allows — we want to be thorough rather than hasty, so we can stand behind the number we present. After you accept, closing timelines depend largely on how quickly the title company completes its search and whether any title issues need to be cleared. Many of our transactions close within a few weeks, though more complex situations can take longer. We keep you informed at every stage.

Yes. Back taxes, tax liens, and in some cases other encumbrances do not automatically stop a sale — they just become part of what we account for when structuring the transaction. Outstanding amounts are typically paid off through the closing process, and we coordinate with the title company to make sure the title is clean before the deed transfers. We will always be transparent about how any liens affect the offer we can make.

This is a difficult situation, and we will always be honest with you about it. If the total of what you owe — whether in back taxes, liens, or a loan secured by the parcel — exceeds what the land is realistically worth, a straightforward cash purchase may not fully resolve those debts. In those cases we will tell you plainly rather than waste your time. We can sometimes still help you think through your options, but we will never mislead you about what a sale can realistically accomplish.

Not at all. Receiving an offer from us comes with zero obligation. You are free to review it, discuss it with family members or an attorney, compare it with other options, and decline without any pressure or penalty. We want you to feel confident in whatever decision you make, and we would rather you take the time you need than rush into something that is not right for your situation.