We have developed an exclusive Concierge Service - Contract for Deed Program, which offers tailored solutions and distinct benefits to meet our clients' needs. This program specifically utilizes the Contract for Deed, a real estate arrangement also known as a land contract. The Contract for Deed has been widely used in the United States since the early 19th century, gaining popularity during the westward expansion in the 1800s when access to banks was limited, making it a vital alternative method for purchasing land. In 2025, a Contract for Deed offers flexible financing options, making it easier for buyers to secure homeownership without traditional bank hurdles

A contract for deed, also referred to as a land contract, is a real estate transaction in which the buyer agrees to acquire a property from the seller through a series of installment payments (the initial closing). In contrast to a traditional mortgage, where the buyer secures a loan from a bank to finance the purchase, the seller acts as the lender in a land contract, and the buyer makes monthly payments directly to the seller. The seller maintains legal ownership of the property until the buyer has completed all payments. In a traditional mortgage, the buyer gains legal ownership of the property while the lender retains a lien until the mortgage is fully paid. After the buyer makes the final payment, the seller transfers the deed to the buyer, making them the new owner of the property (the final closing). Initial Closing: At this stage, the buyer and seller sign the agreement, outlining the purchase price, payment terms, and conditions, in a land contract, the seller retains legal ownership until the full purchase price is paid. Installment Payments: The buyer makes monthly payments directly to the seller, rather than to a bank. During this period, the buyer has the right to occupy and use the property, but the legal title remains with the seller. Final Closing: Once the buyer has completed all required payments, the seller transfers the deed to the buyer, making them the legal owner of the property. This method has been used in the United States since the 19th century and serves as a smart alternative financing option for buyers who encounter down payment obstacles and investors seeking portfolio growth.

You prefer a lower down payment instead of the standard 20% required by traditional lenders. Your credit score or debt-to-income ratio needs improvement. You’re self-employed or recently started a new job. You want to use rental payments to build equity. You aim to expand your rental portfolio without investing too much capital in a single deal. You're looking for a simpler approval process. You want flexibility in property upgrades and renovations.

Our Concierge Service - Contract for Deed Program provides numerous benefits, including: Full Property Access: Buyers have complete control over their property, allowing them to renovate and decorate to their liking while building equity. Lower Entry Barriers: With less stringent underwriting requirements compared to traditional lenders, it’s easier for buyers to qualify. Monthly Payments Toward Ownership: Instead of paying rent, buyers can make monthly payments that contribute directly to their ownership, fostering a sense of investment and stability. Flexible Payment Plans: The program offers tailored payment options that can accommodate various financial situations, making homeownership more accessible. Expert Guidance: Buyers benefit from personalized support throughout the process, ensuring they understand their options and make informed decisions. No Hidden Fees: With transparent pricing, buyers avoid unexpected costs often associated with traditional mortgages. Potential for Quick Closing: The program typically allows for faster closings, enabling buyers to move into their new home sooner. Ability to Build Wealth: By investing in property rather than renting, buyers can build long-term wealth and secure their financial future. Community Support: The program often includes access to a network of resources, including local contractors and service providers, to assist with renovations and improvements. Increased Financial Stability: By transitioning from renting to owning, buyers can achieve greater financial stability and independence over time. This comprehensive approach not only makes homeownership attainable but also empowers buyers to take control of their financial futures.

For investors our Concierge Service - Contract for Deed Program provides a strategic opportunity to efficiently renovate and generate cash flow from properties. Key benefits include: Low Down Payment: Investors can enter the market with minimal upfront costs, making it easier to acquire properties. Reduced Fees and Interest: Compared to hard money loans, this program involves significantly fewer fees and interest points, enhancing profitability. Positive Cash Flow: The monthly payment structure typically allows investors to maintain a margin above the market rental rate, creating a steady source of monthly income. Portfolio Expansion: Investors have the flexibility to acquire multiple properties simultaneously, facilitating seamless growth of their real estate portfolio. Quick Renovation Potential: With the ability to renovate properties rapidly, investors can increase value and attract tenants more quickly. Streamlined Process: The simplified nature of the program minimizes bureaucratic hurdles, allowing investors to focus on their investments. This program not only helps investors maximize their returns but also enables them to scale their operations effectively in the real estate market.

Our Concierge Service - Contract for Deed Program is designed to simplify the journey to homeownership with a quick and efficient timeline, taking as little as 5 days from start to finish. Here’s a breakdown of the four main steps in the process after find your Home: Step 1: Find A Home: Select an available home listed on Properties and fill out the form associated with that house. This initial step is free, carries no obligation, and won’t affect your credit score. Just share some basic information about your desired property location, condition, financial situation, and any other preferences, and we’ll let you know which properties could be a perfect fit. *If you haven’t found a suitable car, we offer our Concierge Service at no cost. Simply complete the form to be added to our Buyer’s List, and we’ll notify you of properties that match your criteria. Step 2: Property Tour After pre-qualification, we’ll arrange a property tour for you. This will give you the chance to gather more information about the property and assess if it aligns with your goals. During the tour, we’ll be available to answer any questions regarding the property and the Concierge Service - Contract for Deed Program, helping you make an informed decision about moving forward. Step 3: Secure Your Home If you choose to proceed with a property, the next step involves submitting your down payment, signing the Contract for Deed agreement, and transferring the property utilities into your name. Step 4: Move In Complete your journey by moving into your new home! We will promptly set a convenient move-in date, usually within days of finalizing the contract. On this day, you'll receive your keys and a welcome packet containing essential property information, including warranty and maintenance tips. Our aim is to facilitate a smooth and stress-free transition, allowing you to start enjoying your new home right away.

Our mission is to make homeownership accessible to everyone, which is reflected in our low down payment requirements. The down payment for most properties is around $5,000, a nonrefundable deposit that is applied to the purchase price, securing the property for the buyer and due at the time of signing the agreement. By keeping the down payment low, we help buyers overcome one of the biggest hurdles to homeownership and begin building equity in their new home with a more manageable financial commitment.

The monthly payment includes property taxes, which we handle on behalf of the buyer. Furthermore, we purchase hazard insurance, and the buyer reimburses us either through their monthly payments or by paying the full amount upfront. It's essential to understand that the insurance we obtain only covers the house from damage; for personal belongings, buyers are advised to acquire additional insurance, which can be purchased from any provider. However, all our residents are pre-approved for several affordable options that we can recommend.

Much like a traditional home sale, in the Contract for dee dynamic all preventative maintenance, repairs, capital expenditures, and updates are the responsibility of the buyer. This differs from rent-to-own agreements where the buyer assumes the role of a tenant, and the seller retains landlord responsibilities. When purchasing a property using a land contract, you enjoy all the benefits and burdens of homeownership. We act as the lender to make properties accessible to people who have a hard time purchasing homes the traditional way.

Our Concierge Service - Contract for Deed Program provides properties with a clear title and no liens, ensuring a secure purchase. While some homes may need TLC, buyers have the flexibility to renovate at their own pace and according to their preferences. Before committing, buyers must conduct their own inspection and due diligence to assess any necessary improvements. The best part? There are no extra costs beyond the down payment, as we cover all closing costs for you!

Does the payment amount ever change? As a buyer, your house monthly payment will never change throughout the life of the loan, it is a fully amortized principal balance with a set interest rate and term. However, the total payment amount may vary since it includes property taxes and insurance, which can fluctuate over time. How do I pay each month ? Buyers enjoy our ACH autopay system because it ensures a convenient and hassle-free payment process. We take care of all the setup prior to move-in and payments are automatically deducted from the buyer’s account each month. This eliminates the stress of paying on time and the worry of missing payments and incurring late fees.

Payment Guide Timely monthly payments are crucial to avoid late fees and the risk of defaulting on the property. All payments are due on the first of each month. If the monthly payment cannot be processed via ACH autopay by the fifth due to insufficient funds, a 10% late fee will be added. What happens if a payment is missed? If payment is not received by the fifteenth, a notice of termination of contract may be issued, potentially resulting in forfeiture or foreclosure. Staying current with payments is essential for a smooth and stress-free experience.

Is there a Pre-Payment Penalty? No, there isn’t. You can pay off the remaining balance at any time without penalty. However, extra principal payments are only allowed if mutually agreed upon. Without prior approval, any additional funds received will be credited to the account rather than applied to the principal. Approved extra payments will be directly applied to the principal balance, and an updated amortization schedule will be provided.

What if I want to move out early? All properties purchased through a contract for deed are fully amortized over a fixed term, typically 30 years, to ensure affordable monthly payments. If you choose to move out before the loan term ends, you have two options: Pay off the remaining principal by selling or refinancing the property. We offer the Move-Out Benefit, available for buyers who do not wish to wait for refinancing or a sale before relocating. To qualify, you must have lived in the property for at least 12 months, kept it in the same condition as received, remained current on all payments, and provided a 30-day notice.

Using the Contract for Deed/Land Contract method, there are technically 2 closings. The Initial Closing takes place when the buyer signs the agreement, pays the remaining down payment, and receives the keys. At this moment, the seller remains the legal owner of the property, and the deed does not transfer. The Final Closing occurs after the buyer makes their final payment and fulfills the Land Contract. Once that happens, this second and final closing will be scheduled with a local title company, ensuring that all legal details are correctly handled. At this stage, the buyer becomes the legal and deeded owner of the home, marking the occasion to celebrate.