Trade land
without friction.
List a parcel for free. You set the terms — down payment, length, rate. Attorney-reviewed contracts under your state's statute, recorded at the county, no commission ever.
Buyer marketplace launching Q3 2026. Join the buyer waitlist →
Illustrative deal structure
40-acre parcel · Michigan
- Sale price
- $42,000
- Down payment
- $8,400
- Financed
- $33,600
- Term
- 84 months
- Rate
- 9.00% APR
- Monthly payment
- $415
Total paid by buyer
$42,260
Deed transferred
Month 84
- Drafted under the parcel's state land-contract statute
- Memorandum recorded at the county Register of Deeds
- 0% platform commission; opt-in service fees only
Illustrative only. Down payment, term, rate, and monthly amount are determined by the seller within the parcel state's usury cap.
Sell on terms
Choose your down payment, length, and rate. Buyer pays monthly. You keep the contract, the equity, and 100% of the proceeds.
Buy on terms
Land with no bank. Down payment, fixed monthly. You take possession the day you sign.
Real contracts
Attorney-reviewed under your parcel's state statute. Recorded at the county. No improvised templates.
Smart alerts
Get pinged when a parcel matching your terms drops. Off-market previews. Seller side too.
Anatomy of a deal
How an owner-finance sale
moves through the platform.
The five steps from a listed parcel to a recorded contract and monthly payments.
- 01
You own the parcel.
Free and clear, or with a known mortgage disclosed in your listing. Title stays in your name until the contract is paid off.
- 02
Buyers apply through the platform.
Your listing goes live. Interested buyers submit applications with their identity and proposed structure. You review and accept the offer you want.
- 03
Contract is generated.
Drafted under the parcel state's land-contract statute. Your attorney reviews. Both parties sign in-browser; the executed PDF lands in a shared vault.
- 04
Down payment clears, memorandum records.
Buyer wires the down payment to the agreed terms. A memorandum of land contract is recorded at the county Register of Deeds. Buyer takes possession.
- 05
Monthly payments begin.
The buyer pays you on the schedule set in the contract. Property taxes follow the contract. The deed transfers when the balance is paid in full.
Default and remedy
Every state's land-contract statute prescribes a cure procedure if the buyer falls behind — typically a notice period after which possession returns to the seller. Payments collected up to that point remain with the seller. The platform tracks default events and surfaces the state-specific remedy timeline in your dashboard.
Listing is free.
Listing, signing, and receiving monthly payments are free. Revenue comes from opt-in services and the Gold subscription, never a commission.
A two-sided exchange
Buyers and sellers connect directly.
No bank, no realtor, no listing-fee skim. Buyers find owner-financed parcels and apply in minutes. Sellers list land and receive monthly payments straight to their account. The platform charges neither side a commission — ever.
Browse parcels
Example amortization
Seller-set terms| When | Payment | Interest | Principal | Balance |
|---|---|---|---|---|
| Month 1 | $415.41 | $252.00 | $163.41 | $33,436.59 |
| Month 2 | $415.41 | $250.77 | $164.64 | $33,271.95 |
| Month 3 | $415.41 | $249.54 | $165.87 | $33,106.08 |
| … | … | … | … | … |
| Final | $415.41 | $3.09 | $412.32 | $0.00 |
Illustrative schedule. Actual down payment, term, rate, and monthly amount are determined by the contract you sign with your buyer, within your state's usury cap.
Monthly payments
On the schedule you set.
Your dashboard shows the next payment, the running balance, and the payoff date — calculated against the down payment, term, and rate you contracted. Property taxes follow the contract. The deed transfers when the balance hits zero.
Statute-specific contracts
Drafted for the parcel's home state.
Every contract is drafted under the state's own land-contract or executory-contract statute, recorded at the county, and stored in your document vault. The full 50-state legal library is on tap, free.
Open the state legal libraryReady when you are
Sign in minutes.
Get paid monthly.
Educational content only. Not legal advice. Contract templates are reviewed by state-licensed attorneys — see the state legal library before signing.
Disclosures
Contract4Deed is operated by Contract4Deed, LLC, a Michigan limited-liability company. Wyatt Case is a Michigan-licensed real estate professional (license on file with the Michigan Department of Licensing and Regulatory Affairs). Real-estate listings, contract generation, and recording services on this platform are provided with respect to the parcel's home-state law; jurisdictions other than Michigan are operated under the seller's own authority and counsel.
“Free trading” or “0% commission” refers to $0 platform fees on the listing, application, contract, and payment-management features of Contract4Deed for self-directed buyers and sellers transacting U.S. vacant land via web or mobile devices. Pass-through fees set by third parties — including county recording fees, state transfer taxes, attorney review, title insurance, surveying, and notary — are not platform fees and are disclosed before each opt-in. See the Pricing page for the full fee schedule.
“Early access” to Contract4Deed Gold or Sell-side features is defined as signing up with a valid email address for a spot on the respective waitlist queue. Early access should in no way be construed as confirmation that a Gold subscription has been opened or will even be approved for opening. Priority may be given to existing customers and to applicants who match Wyatt's current sourcing focus.
Contract4Deed is not a securities broker-dealer, a registered investment adviser, an attorney, an escrow agent, a title agent, or a bank. The platform is not a member of FINRA or SIPC. Land contracts, contracts for deed, executory contracts for conveyance, and bond-for-title agreements are not securities and are not insured by the FDIC, SIPC, or any government agency. The platform's services are limited to listing, application intake, contract drafting based on parcel-state statutes, county-recording assistance, document storage, and amortization tracking. Legal title transfers, deed delivery, escrow services, and money-handling services beyond standard payment routing are performed by third parties or by the buyer and seller directly.
Contract4Deed is currently active in jurisdictions where vacant land may be transferred under an installment land contract or equivalent owner-finance instrument; see the state legal library for the per-jurisdiction summary. This is not an offer, solicitation of an offer, or advice to buy or sell real property, execute a contract, or open an account in any jurisdiction where owner-financing is statutorily restricted (currently California for residential; vacant land remains permissible). Each transaction is fact-specific; buyer and seller should each retain a state-licensed attorney before signing.
Owner-finance land transactions involve interest charges, default risk, forfeiture or foreclosure exposure, and the potential to lose the buyer's built equity in the event of an uncured default. Statutory cure periods, recording requirements, and forfeiture procedures vary materially by state. Before entering an installment land contract, buyers should review the parcel-state's default-and-cure framework and consider the buyer's and seller's respective remedies. The platform surfaces these public-law summaries via the state legal library; the summaries are educational and are not a substitute for advice from a state-licensed real-estate attorney.
Investors should consider the unique risk profile of vacant-land ownership before purchasing. Vacant land is illiquid; resale may require months or years and is subject to local market conditions, zoning, environmental status, and access. Asset-value projections displayed in the buyer's portfolio (Bear / Base / Bull scenarios) are estimates derived from generalized regional appreciation rates and are not guarantees of future market value. Past performance of vacant land in any region does not guarantee future returns. Buyers may experience depreciation, particularly during regional downturns or where parcel-specific factors (access, zoning, environmental remediation) materially change.
The platform does not currently process buyer-to-seller payments; payments are made directly between the parties via wire, ACH, or check. The platform tracks payment schedules, generates amortization statements, and stores signed contracts and recorded memoranda. When platform-managed payment routing is introduced (see the Pricing page), interest may accrue on funds held in escrow during transit; disclosures will be updated accordingly.
Tax estimates, equity projections, and the velocity-of-money calculator displayed in the buyer's portfolio are educational tools based on the parcel's contract terms and a reasonable marginal-rate assumption. They are not tax advice and do not account for the buyer's personal tax situation, alternative minimum tax exposure, state tax rules, depreciation recapture, passive-activity loss limits, or other factors that may apply. Consult a CPA or tax attorney before relying on any displayed number for return preparation.
Third-party information — including parcel descriptions, photos, comparable-sales estimates, and market-value updates — is provided for informational purposes only. The platform does not warrant the completeness or accuracy of third-party information and does not verify each parcel's legal description, boundary survey, zoning status, mineral rights, water rights, environmental status, or chain of title. Buyers must perform their own due diligence and are encouraged to retain a state-licensed land surveyor, title examiner, and attorney before signing.
Investors should be aware that system response times, listing visibility, application review timelines, recording delays at the county level, and account-access times are affected by many factors, including market volatility in the vacant-land segment, the parcel state's recording-office capacity, and other operational factors outside the platform's control.
All real-estate transactions involve risk and the past performance of any parcel, region, or portfolio does not guarantee future results. Diversification across parcels, states, and use cases (recreational, agricultural, future homesite, hold-and-flip) may help spread risk but does not assure a profit and does not protect against loss in a down market. There is always the potential of losing money when you commit capital to a real-estate purchase.
Contract4Deed, LLC operates a primary office in Michigan; the entity's real-estate brokerage authority is limited to the State of Michigan unless otherwise disclosed for a specific transaction. Cross-state transactions are facilitated through the seller's own state-licensed counsel and the buyer's independent due diligence; the platform's role in those transactions is limited to software, document generation, and coordination services. Anyone considering a transaction in a state other than Michigan should retain state-licensed counsel for the parcel's home jurisdiction.
Contract4Deed Gold (when offered) is a paid subscription that unlocks priority alerts, comparable-sales data, off-market parcel previews, featured listing placement, and analytics tools. A Gold subscription does not confer any legal, fiduciary, or broker-of-record relationship between Contract4Deed and the subscriber. Subscriptions are managed through a third-party payment processor; cancellation terms are disclosed at checkout.
Check the licensing status of any participating real-estate professional through the Michigan LARA search portal, or through the parcel state's real-estate commission for non-Michigan parcels.