What is a Contract for Deed, and how does the process work?
Our Contract for Deed program is built to make homeownership simple, fast, and stress-free. In many cases, you can move into your new home in as little as 5 days.
Step 1: Pre-Qualification
Get started with a quick and easy pre-qualification process—completely free, with no obligation and no impact on your credit score.
You’ll provide basic details such as:
Preferred location
Property type or condition
Financial situation
We’ll then match you with available homes that fit your criteria.
Step 2: Property Tour
Once pre-qualified, you’ll schedule a property tour.
During this step, you can:
Explore the home in person
Ask questions about the property
Learn how the program works
This ensures you can make a confident and informed decision.
Step 3: Secure Your Home
Ready to move forward? Here’s what happens next:
Submit your down payment
Sign the Contract for Deed agreement
Transfer utilities into your name
This step officially secures the property for you.
Step 4: Move In
Now it’s time to enjoy your new home!
We’ll schedule a convenient move-in date (often within days)
You’ll receive your keys
You’ll get a welcome packet with important details, including:
Property information
Warranty coverage
Maintenance tips.
Our Promise
We’re committed to making your experience smooth, transparent, and hassle-free—so you can focus on settling in and enjoying your new home.
A Contract for Deed—also known as a land contract—is a real estate agreement where a buyer purchases a property through a series of installment payments made directly to the seller. Unlike a traditional mortgage, where a bank provides financing, the seller acts as the lender in this arrangement. The buyer makes monthly payments to the seller instead of a financial institution. During the term of the agreement, the seller retains legal ownership of the property, while the buyer has the right to live in and use it. This differs from a traditional mortgage, where the buyer holds the title and the lender places a lien on the property. Once the buyer completes all agreed payments, the seller transfers the deed, and full ownership of the property is officially passed to the buyer.
Our mission is to make homeownership accessible to everyone, which is reflected in our low down payment structure. For most properties, the down payment is approximately $5,000. This amount serves as a non-refundable deposit that is credited toward the purchase price, secures the property for the buyer, and is required at the time the agreement is signed. By keeping the initial payment affordable, we help remove one of the biggest barriers to homeownership, allowing buyers to begin building equity in their new home with a more manageable financial commitment.
We handle property taxes on the buyer’s behalf, helping to eliminate the stress of managing additional expenses while working toward homeownership. In addition, hazard insurance is arranged by us and reimbursed by the buyer through their monthly payments. Please note that this insurance only covers the structure of the home against damage. If buyers wish to protect their personal belongings, they are advised to obtain separate personal property insurance.
The contract for deed program provides clear title properties with no liens, ensuring a smooth and worry-free purchase experience. While some homes may require a bit of TLC, buyers have the flexibility to renovate and upgrade the property at their own pace and according to their personal style. Before committing to a purchase, buyers are encouraged to thoroughly inspect the property and complete their own due diligence regarding any necessary repairs or improvements. The key advantage of our program is that there are no additional closing costs beyond the down payment, as we cover all closing expenses on your behalf.
Is this intended for traditional homebuyers or real estate investors?
It applies to both traditional homebuyers and real estate investors. For homebuyers, the program makes it easier to move into a property with a lower down payment and more flexible approval process, without the typical barriers of traditional financing. Buyers can live in the home, make improvements, and build equity over time while their monthly payments contribute toward ownership instead of rent. For investors, it provides a fast and flexible way to acquire properties with reduced upfront costs. This allows them to renovate, lease, and potentially generate monthly cash flow, while also expanding their portfolio more efficiently compared to conventional lending options.
You might be a good fit for this program if…
1. You prefer a lower down payment instead of the typical 20% required by traditional mortgage lenders.
2. Your credit score or debt-to-income ratio is not yet strong enough for conventional financing.
3. You are self-employed or have recently started a new job.
4. You’d rather have your monthly payments go toward building equity instead of paying rent.
5. You want to expand your rental portfolio without locking up a large amount of capital in a single deal.
Who is responsible for property maintenance and repairs?
Similar to a traditional home purchase, the buyer is responsible for all maintenance and upkeep, including repairs, preventative maintenance, capital expenditures, and any property improvements. This is different from rent-to-own arrangements, where the buyer typically remains a tenant and the seller continues to act as the landlord. With a contract for deed, you take on full responsibility of the property, along with the benefits of ownership. We simply act as the financing provider, helping make homeownership more accessible for those who may not qualify through traditional lending channels.
Managing monthly payments
As a buyer, your monthly payment remains fixed for the entire term of the agreement, as it is a fully amortized loan with a set interest rate and repayment period. To make the process even more convenient, we offer an ACH autopay system that ensures smooth and hassle-free monthly payments. We handle the setup before move-in, and payments are automatically withdrawn from the buyer’s account each month. This helps eliminate the stress of remembering due dates, reduces the risk of missed payments, and avoids potential late fees.
It is important to make your monthly payments on time to avoid late fees and possible default on your agreement. All payments are due on the 1st of each month. If your ACH autopay is not successfully processed by the 5th due to insufficient funds, a 10% late fee will be added. If payment is still not received by the 12th, we may be required to begin an unlawful detainer process, which could lead to eviction. We strongly encourage all buyers to stay current with payments to maintain a smooth, stable, and stress-free ownership experience.
All homes purchased through our Contract for Deed program are structured as fully amortized agreements, typically over a 30-year term, to keep monthly payments affordable and manageable. If you decide to move out before the end of the term, you have two options: Pay off the remaining balance by selling or refinancing the property. This allows you to close out the agreement and transfer ownership accordingly. Take advantage of our move-out credit option. We offer a $1,000 move-out credit for eligible buyers who prefer not to wait for a refinance or sale before moving. To qualify for the move-out credit, you must: Have lived in the property for at least 12 months Be current on all payments Provide a 30-day written notice before moving out This flexibility is designed to give buyers options while maintaining a fair and structured agreement.