Finding land for sale in Missouri by owner financing is a very quick way to secure your dream property. If the land you have found is for sale by owner, you will be able to work directly with the seller to discuss owner finance options.

As discussed previously, owner financing has many benefits for both the buyer and the seller.

It allows you to work with the seller to obtain a successful result for both parties.

The buyer has the opportunity to take the property off the market quickly and make sure they do not miss out on the land for sale.

The owner is able to secure a down payment and sell their land gradually over time.

If you have been thinking about moving to Missouri for a while, here are a few more great reasons to check out this great state!

What happens after an owner finance deal is reached?

You and the seller will both sign paperwork that outlines the subject property, the purchase price, the terms you have agreed, the interest rate and the monthly payment.

The completion of the owner financed deal in Missouri usually occurs in one of 3 ways:

1) The down payment is made, then the agreed monthly payments occur for the term of the owner financed loan. Once the seller has received the agreed sale price in full, the new deed will be recorded in the buyer’s name at the county

Or

2) The down payment is made, the buyer then secures traditional funding with a bank or lending institution. In some cases a bank will lend you the money for the land. In other cases, the bank will lend you the total funding for the home and land together. The buyer is able to complete early. The seller is paid in full by the bank/lending institution and the buyer continues their arrangement with the bank.

Or

3) The down payment is made, the buyer starts their monthly payments. Sometimes buyer may elect to pay the seller in full early to get the title in their name. Often this is if they wish to start the building process, or wish to live on the property.

Typically with owner financing, you will not be able to live on the land until you have paid for the property in full. If you are seeking bank financing for a home, the bank will want to see that you own the real estate that the house is built on before they will lend you the money for the house.

Makes sense!

What can I do with a property during the owner financed term?

Firstly be sure to discuss your plans openly with the seller. The worst thing you can do is start building your dream home or your underground bunker or your fabulous ranchette only to find that it is not permitted and that you are in breach of your contract.

You may have to demolish everything and pay to have the land restored to the way it was before. Sometimes the owners will allow you to start doing basic work to the property like installing utilities or putting up fencing, or clearing the land.

Also be sure to check for any zoning restrictions with the county.

And check for any subdivision covenants if there are any.

Most sellers will allow you to get started to some extent with your project- just be sure to keep them informed and ensure you have the correct permissions. Until you have fully paid for the land, you do not have full rights to do whatever you choose.

Where can I find land for sale with owner financing?

Typically, to get a chance to obtain land with owner financing, you will need to find land for sale by owner. You can talk directly with the seller and make them an offer. Remember though, that the seller is not a bank. They will not be able to make similar terms as a bank. Do not expect your owner financed deal to be strung out over 20-30 years.

In many land sales, the owner is selling because they need the cash. Maybe they have an unexpected illness, or a family emergency or kids college fees. You may get 2-5 years, or you may be able to let them grant you a 2 year pay off term to give you time to arrange bank finance or allow you time to sell your boat, your trailer or your vacation home to raise the cash.

What type of properties can be owner financed?

Almost anything can be owner financed. Typical land for sale in Missouri that we have seen with owner financed terms include ranches, hunting properties, rural homes, tracts of undeveloped land and cabin properties.

How do I strike a good deal when owner financing land?

The best way to operate in any land deal is to think from the seller’s perspective. You know that their goal is to sell their land. You know that they would prefer to receive all the money upfront to keep things simple, clean and easy. If you, the buyer do not have all the money upfront to pay for the land for sale, the seller might be willing to delay receiving payments.

However, now they are at risk.

What happens if you stop paying?

What if you start using the land before you agreed to?

What if you start causing trouble for the seller with the county by violating zoning restrictions?

The seller is more likely to work with you and give you some flexibility in terms if they trust you. The best way to convey your trustworthiness? Talk to them. Be friendly, explain why you love the land, explain your plans and explain how quickly you will pay them back. 

If you have a good job or a successful business, let them know. 

When negotiating your position, the larger the down payment, you are able to come up with , the more likely the seller will trust you. You will have more skin in the game and it will help reduce their risk.

If you do not have a large down payment but can afford larger monthly payments, you may be able to negotiate this.

In general most sellers are willing to hear your proposal. If the seller has a proposed owner finance deal on their listing, many are still willing to engage in some willing room with you if you make a decent offer.

It is all about both getting what you want.

If you can find a way to make them feel secure, give them a non-complicated sale and ensure you are trustworthy, most sellers will be able to be flexible with you.

Should I owner finance my land purchase?

The answer is (of course!) that it depends. If you have the full cash price in cash -ready to go, you are in a strong position to negotiate a little discount off the asking price for a firm offer, quick sale, no complications.

If you do not quite have the full funds ready to go, owner financing is a smart way to make sure you can snap up your dream property when you find it and pay for it over time.

As always you must be responsible, and never commit to any purchase that you cannot afford. In most cases, if you stop paying, you will lose the land, plus all the money you have paid towards the property.

Now sellers do not wish to do this to good honest folk. No one is out to get you! As always communication is key. If, for example, you lost your job or something unexpected happens, do not bury your head in the sand! Simply let the seller know what has happened and see if they are willing to reduce the payments for a few weeks or a few months until you are back on your feet.

Be fair with the seller. If your agreement is full pay off in 2 years, you cannot expect them to hang around for 5 years until you feel like paying again. Communication is key to any transaction. 

Aim to have the seller paid in full as soon as possible.

If owner financing in Missouri appeals to you, there are certainly some deals around to be had. They do get snapped up quickly- as they are a super popular way to purchase land. Know what you are looking for in advance ad when you find it, move quickly!

Good luck and go get your land!

Will solar panels truly save me money or will the initial set ups costs destroy any chance of coming out ahead?

It’s the question we ALL want to know:-

• Yes- we all know the sun’s energy is “free”
• Yes- we are all sick of paying $200-$500 a month in electric bills to utility companies and being at the whim of random pricing structures
• Yes- saving money and helping the environment sounds great

But Are Solar Panels Going To Save Me Money?

Because without that- let’s just go and talk about something else!

Luckily, over the last 2 decades, solar panels have become WAY more popular as because:

• There have been generous tax incentives to help offset the initial purchase costs. There was a 30% federal tax credit on the total cost of a system. Though, we believe this is being phased out now :(. Congress authorized the subsidies through 2019, but it declined to 26% in 2020 and 22% in 2021 and then it is scheduled to disappear.  Here is more information on renewable energy tax credits. (Obviously check for any changes at the time you read this- as things may change).
• The tax credit could save the average homeowner $5,000 or more (depending on the size of the system), according to EnergySage, a solar marketplace with a calculator to help estimate savings.
• Technology continues to improve and is much more efficient at converting more of the sun’s energy into useable energy. A solar panel a few years ago used to only be able to convert approximately 5% of the sun’s energy that it captured to useable energy. Now that figure is closer to 55%.
• Solar panels themselves continue to become cheaper over time.
• People continue to be more self-reliant and want to future proof themselves against black outs or cyber hacks on the grid network from a hostile enemy.

How To Get Started Saving Money With Solar Power

To ensure that solar panels save money, it is important to have a basic idea of how a solar system works. Review our previous article on off grid solar systems. This gives you the low down on the basic components of a solar power energy system and gives you an idea on how much power output you are likely to need.

As well as the panels themselves, you will also need an inverter (to convert the DC energy to AC energy that can be used by household appliances) and a batteries to store to excess energy that you can use at any time including when the sun does not shine for a few days.

Excess energy can also be sold back to the grid to help off set any costs.

In fact, some states, like California, now require new homes to install solar panels to create more renewable energy sources.

Will Solar Panels Save Me Money?

Many of our clients approach us to buy land because they want to live “off the grid”. There are different levels of truly “living off the grid”.

Some people still want electric utilities available (so is that really off the grid???)

They set up a hybrid system- where they are still connected to the grid, but they have solar installed and supplement their own energy with the grid energy. So they reduce their monthly electric bill but do not eliminate it.

This is a good way to “test” out your systems and get a good understanding of your usage, learn how the solar systems work and iron out all the potential “issues’ before you go completely off the grid.

However other folk like to buy land in remote areas where they are totally self-sufficient and can supply their own power, water and waste systems.

As with any new system or new skill, there is an inevitable learning curve and initial set ups costs(especially in the first year).

This way of living is becoming increasingly popular and recent events like those in 2020 have accelerated this trend of moving to more rural locations and becoming more self-reliant.

How Much Money Can I Expect To Save By Using Solar Energy?

It depends how many panels you purchase, how much sun your area gets on average each year and how much energy your household uses.

But it is not unusual to go from $300 a month electric bills down to $50 a month or even zero. So yes, solar panels save money for most people in most states.

Over the long term, this can amount to thousands of dollars saved.

From our research, the typical payback time of the standard system is usually around 7-10 years. This may amount to savings of $11K-$27K over 20 years.

If you can find a way of getting solar energy much cheaper (eg DIY solar energy) your savings will be even greater and much quicker!

Hint: keep reading….

Should Everyone Be Using Solar Energy?

We believe that everyone should certainly be investigating a back up energy system of some sort. Whether that be a generator or solar or wind energy or some other method. It is never wise to rely on just one source for something as important as your family’s energy systems.

It depends on the amount of sunshine your area gets per year whether solar energy will work for you. (Studies show that approximately 46 states have adequate sunshine to make solar energy well worth the investment!)

The fact is the USA’s current energy grid is out-dated!

It is way past its “use by” date.

It desperately needs billions of dollars in overhaul and upgrades in next few years.

And you guessed it…. There is no plan in place to fix it!

Imagine if you had no power for 3 weeks due to a hurricane or tornado?

Most people could not last 1 hour without internet!

But what if there was also no lighting, no heating, no TV, no oven and no hot water?

Life would be very miserable, very quickly!

What if all the goods in your refrigerator and freezer go bad?

What if then your pipes freeze and burst as well?

What about cyber attacks on the nation’s grid from a hostile foreign power? 

Or it may be a innocent worker who accidentally cuts a cable while doing maintenance….

Don’t wait until a crisis occurs before you start to prepare….

We do not wish to be alarmist at all- but everybody knows that at some point, things can and do go wrong from time to time.

Is There A More Affordable Solution To Solar Power?

The average cost of a solar power system for an average house runs at $21,450-$25,000.

That is quite an upfront investment!

Most estimates say that you will get your money back through savings in 7-10 years. If this sounds like the solution for you, get several quotes for companies near you.

Or we have also come across a DIY home energy system that may just revolutionize the solar industry.

It allows you to create your own off grid system at home and cheaply!

This method completely eliminates the need to buy overpriced (retail) solar panels and hire expensive installation companies.

(Yes this is an affiliate link which means if you do purchase anything through it, we may generate a small fee which helps the running of the website at no extra cost to you. But either way, we just knew this was too valuable to keep to ourselves!)

Solar power used to be expensive and involve a lot of labor and be hugely technical- but not any more!

Learning how to generate solar power at home will save you money and lots of it. You do not have to be a electrician, no maintenance is required and it is incredibly easy to set up.

Over 42,000 people have used this system and most have seen their electric bill drop over 75%.

Does the wind blow where you live?

Wind is also a valuable form of energy. This DIY Home Energy system will also show you how to build a wind turbine.

What Is The Best Way Forward To Save Money On Solar Power?

It really depends on your purpose and your goals.

If you live in or near a city and want to remain connected to the grid and merely supplement your energy needs with your solar power, you should just get the professionals in and have it installed by licensed professionals.

This way you will also have the ability to sell excess energy back to the grid. Without this, it is unlikely you will be allowed to connect to the grid.

If you do buy a very rural property, you will not be connecting to the grid anyway (which is the whole point for many of our customers!). You will need alternate energy solutions.

It is worth checking out these videos on DIY solar power solutions and seeing if you can slash thousands of dollars off. These are several options available these days and they are getting better all the time.

But we love this one as it takes you through step by step through the process in video format which is easy to follow and easy to implement.

As with any investment, the return you get depends in large part on how much your purchase price is.

Whether the cost of your solar system is $5,000 or $25,000 will massively influence your return rate and payback time! 

If you are new to solar energy, we always recommend starting slow and inexpensively. For instance, you could start with a very small solar panel and power up your camping night light.

There is also a lot to learn about your own energy usage, where you can make improvements and how the solar systems work.

If you do go “off the grid” and plan to live in a rural location, it is very important when you are “self-sufficient” that you do have a good understanding of how every system in your home works and how to fix it if something goes wrong- whether it’s the solar system, the water well, the septic system or the chicken coop.

Some people watch this DIY home energy system and gain a really good overview of how the whole thing works. They may then choose to get a professional in for peace of mind.

Other people love everything DIY, they are confident enough and skilled enough to run with it and kit out their whole home energy needs with no problem, saving thousands of dollars in the process.

Its up to you.

But always make sure YOU have a good grasp of every system in your house as sometimes in rural locations, you may be on your own for several days if something goes wrong before someone is able to come to you!

Good luck and enjoy massively reduced electric bills!

When you follow these DIY home energy system videos, let us know how it goes!

What are the land sale trends during Covid-19 and beyond? With many industries completely shut down, what is happening in the real estate market and particularly land sales?

The real estate market in general is very dependant on the economy, bank lending and job security. The residential housing market tends to see a slowdown during uncertainty and recession. However, each zip code has its own micro-market.

Transactions in the housing market are still occurring across the country, albeit with a slowdown in some areas. Some housing market analysts think that the crisis is over already. However others think that the worst is yet to come.

The market for land sales is very different to standard residential home sales. And within the asset class “land” there are very different product types available- from land for industrial purposes to residential to agricultural to retail.

Raw land is typically less expensive than standard housing. Many people buy land with cash and are not reliant on bank financing. Some buyers do owner finance deals with the sellers.

Land sale trends show a stable asset without wild fluctuations in price which makes it more attractive. In times of uncertainty, people rush towards assets that give them safety and stability. 

We will explore through this article why Covid-19 has fuelled an increased demand for land, not less.

Why Are Land Sale Trends Show Rising Demand For Land During Covid-19? 

When industries started shutting down in March 2020 due to Covid-19, nobody knew what would happen and how long “the crisis” would last.

However what happened and is continuing to happen is that demand for land and interest in buying land has dramatically increased.

Here are some of the reasons fuelling the increased demand to buy land:

Factor 1: Land is a stable asset

The stock market wild fluctuations caused fear amongst investors who looked to acquire safe assets instead like land and gold. The stock market dropped over 30% in just a few days during the height of the crisis which took many people by surprise. The value of land stayed the same or increased.

Land sale trends rarely show any decrease over the long term and tends to stay the same or gradually increase over time. Many of the nation’s wealthiest people put their money into land for this reason- to keep it safe. Also to own safe haven assets that are not linked to the stock market performance.

(Also as we have discussed before, there are also things you can do to increase the value of land that you own- but that is a different topic that we discuss in our email series. If you are not on our email series but would like to be, let us know and we will welcome you aboard).

Factor 2: During pandemics, cities are less attractive and rural locations are more attractive

As big cities are viewed as “dangerous”places during pandemics with easy transmission of germs and viruses, there is a huge spike in city dwellers looking to own their personal rural retreat.

It is comforting (even potentially life saving) to have safe place to go away from crowds and be outside to garden, hunt, fish, ATV, hike and relax away from the chaos.

During lockdown, we all crave more space and outdoor time. No problem for you if you own some acreage. This is causing a spike right now in land sales trends and we see that trend continuing in the years to come.

Factor 3: Technology enabled work from home 

As technology is rapidly improving and access to the internet is improving, rural living continues to be more attractive. As long as people can be connected remotely, so many possibilities open up.

We have seen the mass adoption of video conferencing tools like Zoom and Skype allow incredible working from home opportunities more available.

You can continue to work for your company from home.

You can start an online business.

You can get work locally in your rural township.

You can start a small local business selling your homestead produce.

What about write your book and be self-published?

Factor 4: House building technology has improved and become cheaper

Living off the grid is becoming cheaper every day. There are cheaper, faster ways of building a home, whether it is one of the earthship homes that require no heating or cooling, or one of the modular homes where everything down to the flooring and fixtures are completed before the modules leave the factory. They are transported to your land and assembled in a day. Many of our customers are interested in shipping container homes or tiny homes.

Solar power has become a lot cheaper. And drilling a well or rain water harvesting systems are possible for most people these days. 

Factor 5: Supply of land continues to diminish pushing prices higher

Economics 101: Supply and demand. The demand for land continues to rise for many reasons and the fact remains that every year the supply decreases. This means prices for land sale trends will continue to be pushed up over the long term.

Whether its due to populations rises, or a rush of city folk moving out to rural areas, or companies needing to increase their warehousing space, land continues to be in demand.

Supply:- land is not being made any more. As Mark Twain said “Buy land, they’re not making it anymore.”

Land looks to have continued high demand over the immediate and long term with continuing decreased supply. This equation only results in land prices moving in one direction. No prizes for getting the right answer 😀

Factor 6: Ease of viewing land and technology enables safe transactions remotely

Technology allows you to browse all sorts of land in your state or other states super easily. Many listings have great photos and in some cases, great video footage so you can really get a good sense of what is available. 

Of course, nothing beats visiting the land, walking on it and watching the sunset on your future property. Google maps and Google earth gives you the next best thing so you can really get good close ups of the property, see the neighbouring towns, hospitals/airports/schools or whatever else you think you might require.

As you are buying vacant land, not a house, there is very little that can go wrong and there is very little to “inspect” as such, so many more people are happy to buy from photos and their Google earth “sight unseen”.

Also secure banking and digital document signing has improved dramatically so it is possible and more efficient to close the transaction from the comfort of your own home. Land sellers, mortgage brokers, realtors, title companies, banks and county recording offices all accept online signatures and online documents.

I suspect many businesses in the real estate space will close up most of their offices after this pandemic as they realize there is just no need to make someone waste an hour of their day (or more) to fight through the traffic, find a parking spot to walk into a office to sign something when it can be done in 3 minutes online.

Factor 7: Increased desire for a simple life fuels long term upward land sale trends

More people crave a simple life right now. Enjoying beautiful sunrises, breathing fresh, clean air, growing your own food, walking the dogs, horse riding, attending to the goats and chickens, eating, sleeping, doing it again sounds very appealing.

The trend towards a more simple life, being in balance with the seasons, getting closer to nature, reducing clutter and the tiny home movement have been getting more popular also. 

We see this trend continuing for the foreseeable future.

Factor 8: Increased desire to “virus-proof” your life and be self sustainable

Covid-19 has fuelled renewed interest in changing traditional lifestyles to alternative lifestyles.

Many city dwellers have been re-thinking where they want to live.

“Do I really need to be living right up close to all these people?”

“Is travelling on the subway the best way to spend 2 hours per day when I can work from home?”

Of course with so many people now forced to work from home, it has give employers and employees a test–run to see how feasible working from home is. For some it has a been a great success with higher productivity and many will not be returning to their office.

Living remotely on your own acreage, with your own food and water source sounds very attractive right now- especially if you can work from home full time or part time and keep some income flowing in.

Living off the grid has also been popular for a while now but Covid-19 has sparked renewed interest in the whole topic of being self reliant and sustainable. This is a massive factor driving upward land sale trends in the coming years.

Imagine slashing your food bills by 50-80% as you grow your own vegetables and raise some animals for milk and eggs.

Imagine having no rent/mortgage bills (as you own your home), no electric bills(solar or generator) or water bills (harvest rain water or well)

Using recyclable materials and living more simply with less clutter is highly appealing.

As we have seen how fragile our economy and our supply chains really are, the interest in being self-reliant has gone through the roof.

People do not wish to be at the whim of their super market but want to create their own safe water/food source and not be reliant on a politician to provide for them.

Factor 9: Demand for land creates opportunities and fuels land sale trends

These trends have been on the increase for many years. Covid-19 did not “create” them, but it certainly accelerated them.

Many people have been actively “prepping” for an impending disaster for decades.

Many people have been considering moving away from cities and opting for a simpler life closer to nature.

Others have been experimenting with going off the grid and embracing a more sustainable and self sufficient lifestyle where they supply their own energy, food and water.

Given that these are long term trends- and did not just start in the last couple of months, we anticipate that they will continue and increase.

This creates many opportunities for people who can spot the trend and position themselves to benefit from opportunities that will arise.

Some just want to make the move to rural land to ensure their own survival and protect their family.

Others can see opportunity in buying land that others may not want right now and having the patience to wait several years until circumstances catch up with their vision. 

For example, we have customers who want us to help them buy big parcels of land which they can then go about subdividing. Obviously this requires research, due diligence and long term vision.

We also have customers who like to buy on the outskirts of growing small towns as they know that they can buy cheap land now but in 5-10 years as more people live in that area, the demand for land out of town will become “hot”.

Affordable housing is needed more than ever and increased demand, increased demographics, people wanting to move out and enjoy more space is fuelling a rise in land prices. Also land buyers often track the building of superstores, hospitals and improved transport links and buy land near these areas as a smart play towarsd rising land values in an area.

What are the land sale trends for 2020 and beyond?

Of course, like all real estate, there are many types of land available and each one has its own performance metrics.

For example land for industrial use performs very differently to land for agricultural use to land for residential purposes.

In January 2020, all land sales were swift and upward trending. The economy was booming and could do no wrong.

However in Feb/March 2020 the world changed very swiftly and much of the economy was shut down like we have never seen before.

Land sales for retail and office space dropped sharply.

Land sales for multi family residential slowed down in April but builders and developers are continuing to buy as there is still not enough low income housing.

Land sales for industrial/warehousing use has picked up massively due to COVID-19.

US business seeking to bring more products in and have a greater inventory available to them rather than rely on “just-in-time” supply chains that was popular previously.

There will also be a trend towards bringing manufacturing back to the USA and this will require more storage space, more factory space and warehousing space.

Land sales for agricultural use has been stable- and we predict this will continue to rise over the next few years with the push for the USA to be able to feed itself rather than have to import food from foreign markets.

Land sales for residential use and recreational use is increasing rapidly in the last 2 months due to the factors we have discussed here.

Even on a smaller scale, we are seeing increased demand from families who want to get started homesteading or living off the grid to buy their land and get started on their project rather than continue to dream about it as they swipe through their Instagram feed.

It is no longer a “one-day” dream but Covid-19 has clearly demonstrated how real a threat can be and how vulnerable we actually are.

Rather than rely on government to control its supply chain or ensure enough safe food and water for the population, what if you can create and ensure your own safe drinking water, your own food source and your own acreage to do as you please, away from big cities and crowded places?

Is Now The Best Time To Buy Land?

To roll out an old cliché, the best time to buy land was yesterday. The second best time to buy land is today.

But truly, the best time to buy land is when it suits your goals, your life circumstances and your budget. It is always better to buy land “before” you need to. You do not want to buy in a panic. If you think you want to buy land, start early. Take your time, talk to experts, do your research, see what is available. 

There is never a “bad” time to buy land as the asset value does not tend to swing wildly. In general, land will be more valuable in 10 years time than today.

Land is a highly valued asset whose price does not fluctuate much by world events. Prices tend to continue to rise slowly over time.

When there is a crisis, the stock market tends to drop like a stone due to fear and uncertainty.

However when there is a crisis, owning land becomes even more desirable- whether the crisis is a terrorist attack, a rise or fall in interest rates or a global pandemic.

Once you have decided that you want to buy land and have done your research, there comes a point when you need to pull the trigger. If all you do is research and take no action, you will be in a same position in 10 years time with more knowledge perhaps but no asset that has benefited from 10 years growth. (Make sure you are not the “woulda, shoulda, coulda!”)

Some people like to scale up over time which can be a good way to go. They like to start with buying something smaller, like a 2-3 acre property. They own that for a year or two then come back to us and buy the 10-20 acre property and continue to scale up to bigger properties as they become comfortable owning land and know how to manage it.

Other people know they want 80 acres, they know this will be their only purchase, they know their criteria and they go and get it.

Others know they want to accumulate different types of land for different purposes across different states. They want some residential land, some agricultural land, some commercial land and some recreational land

There is no right or wrong. Just know your goals and why you want it.

Land is quite a different purchase than an asset like stocks. When you buy stocks, many people try to “time” the market and buy at the lowest point possible then hope to watch the stock price soar to sky-high prices.

The pandemic has fuelled greater interest in buying land and is trending prices upwards. Land prices do not tend to swing wildly, so the best time to buy land is when you find the land parcel you want and can afford to buy it.

There is no point “waiting” as the likelihood is that the price will just keep rising. Also you may miss out on the land you want.

This is not like not retail or e-commerce where more inventory can be ramped up on demand. The same widget can be produced over and over.

However if you find your perfect parcel of land, and it gets sold to someone else first, it may take many years to find another parcel just like it.

Write down your criteria of what you want when you buy land and when you find it and have done the research, take action and buy it.

What Will Happen to Land Sales When Covid-19 Is Over?

Nobody knows how long this virus will continue. But many people have had a serious “wake-up” call.

It only took just a few days before the stores ran out of basic supplies. And it only took a week or so for pharmacies to run out of medical supplies/masks/gloves etc. It was quite shocking and demonstrated how vulnerable we really are.

Rather than wait for an “external saviour” or a vaccine which may or may not be effective, is it better to take steps to control your own destiny?

People who own land have had very little disruption to their daily life during this pandemic.

They are free to roam around their acreage, horse ride, ATV or go swimming in their creek.

They have their own safe drinking water from their well.

They have their own safe organic food sources –vegetable gardens, eggs, milk or meat.

This crisis may not be a “one-off”. Once this pandemic is “over”, there may be another virus or crisis in a year or two. We know viruses tend to mutate and return. Even if a vaccine does get developed for this virus, it will not be effective for all future viruses.

It is highly likely that the trend of people moving out the cities to rural locations with more space will continue. Some people will keep two homes- a city pad and a rural retreat. Others will just move out and set themselves up sustainably for the long term.

Remember this is only our opinion of land sale trends from our experience, our analysis, our research, and talking with our customers, peers, colleagues in the industry. This is not a recommendation and there is no guarantee of what the future holds. You must do your own due diligence. 

How Do I Buy Land Safely?

Buying land is a very simple process, much easier and safer than buying a house. Grab our free download on the 3 essential questions you should ask when buying land to make sure you do not buy a lemon. 

If you want to stay up to date with our current listings check in here from time to time. If you are looking for something specific, email us to let us know.

Any comments or questions, please get in touch, we love hearing from you. Do you agree that land sale trends are pointed upwards?

Owner financed land in Missouri is fairly rare to find these days.

You would have more luck finding hen’s teeth to be honest. Everyone prefers to be paid right away and in cash. Am I right?

And who can blame them?

However, when it comes to buying land real estate, using owner finance or seller finance is a very important part of the land buying process and allows you to get closer to your dream property faster than any other method.

Finding great owner financed land real estate is fairly common in the western states like owner financed land in Nevada, owner financed land in Oregon and many others. However finding owner financed land to buy in Missouri can be challenging.

As you know if you are a regular reader of our blog, bank financing is extremely difficult to secure for vacant land for sale. Find out why here: owner financed land.

At Vacant Land USA, luckily, we can offer owner financed land for sale in Missouri for certain properties.

The land real estate available will change from time to time, as we continue to find great deals- and they do sell fast.

Make sure you jump on our premium Buyers list so you get notified of new properties available BEFORE they hit our website.

Missouri Acreage For Sale By Owner

You have a much greater chance of working out a deal on some owner finance land for deal in Missouri when you can find land for sale by owner. 

Once you deal directly with the owner, an offer can be made and you have a better chance of meeting somewhere in the middle so both sides are able to get what they want.

If you do not have all the money in cash available and if you cannot get a bank loan, it might leave you renting forever- unable to buy your dreamy cabin property, or secure that land real estate to create your homestead and live off the grid or buy that hunting acreage for you and your buddies.

In Missouri, land for sale can be very valuable and fetch a high price. For example, if you are looking to buy 40 acres land in Missouri for $95K, you might not happen to have $90K-$100K sitting around in your piggy bank….

But if you can find land for sale by owner, you may be able to offer, say $40K down today then pay them $10K per year for their real estate for the next 5 years.

If you are the buyer- of course you are hoping to spread the payments out as long as possible.

With Owner Financed Land For Sale, The Seller is NOT A Bank

Do not forget that the seller IS NOT a bank….

The seller may need the money now for a medical emergency, or to pay off their own debts, or to pay a tax bill or to pay their employees payroll.

Also they do not have the ability or the desire to be chasing people all over the country for their payments.

For whatever reason, they have decided it is time to sell and they want/need their money as quickly as possible.

The seller does not really want to string the real estate sale out for the next 30 years.

So do not be surprised if your offer of $250 down and $250 a month for the next 31 years is politely declined…

Most land sellers will be willing to negotiate owner financing to some extent, so feel free to make a offer, but be reasonable and fair at your end, and most sellers will be reasonable and fair to you.

What Are The Typical Terms For Land Owner Financing?

The typical time frame for seller financed land is 3-5 years. Some might be happy to extend it to 6-7 years but do not expect much more than that.

Try to think outside the box and be creative….

If the seller is wanting say $25K down payment and you only have $10K, instead of walking away with your bottom lip out, is there a way to raise $15K in the next 2 weeks?

Maybe your parents/your kids would be happy to give you a short term loan for $5K (as long as they know it is going to an asset ie a parcel of land and won’t be lost down at the casino?)

Maybe your best friend or your brother will loan you $5K as well.

Maybe you can work like a demon for a few weeks on Uber/Lift/pizza delivery/overtime at the hospital and put together an extra $5K?

Suddenly you may be able to raise $25K and may be able to meet the seller’s down payment request for owner financing.

Why Buy Owner Financed Land In Missouri?

We love the “Show Me” state! It is home to over 6 million great people and is packed with beautiful scenery and great cities.

Missouri is also rich in culture, blending elements from the Midwest and the South as well as European influences from past French and German settlers.

Today it is divided into 114 counties. Even though it is an inland state, there is a ton of fresh water due to stunning lakes and water ways like Missouri River, Mississippi River, Table Rock Lake and the Lake of the Ozarks.

There are also plentiful forests, lots of wildlife and many insanely awesome spots for hunters (and plenty of amazing land for sale!).

Agriculture is a huge industry, as is financial services, beer, wine, beef, biotech and aerospace.

Tourism draws in millions of visitors to enjoy the rivers, caves, state parks and lakes. Places like Gateway National Arch in St Louis, The Ozark National Scenic Riverways National Park or the Meramec Caverns in Stanton.

Beautiful things to see and do in Missouri keep visitors flocking back year after year to the stunning natural world but also to the vibrant cities like St Louis, Kansas City, Jefferson city and gateways to the Ozarks like Branson.

Some visitors/tourists buy land in Missouri as they love it and they visit often.

The other massive group of people who buy land for sale in Missouri are locals, who are looking for land on which to build their dream home, or first home buyers looking to buy land rather than rent.

They can sometimes put a tiny home on, or a mobile home and set up very cheaply building their valuable asset. Or homesteaders looking to live off the grid. Or farmers looking to expand their holdings.

Also a lot of outdoorsmen buy land for hunting grounds, or to go dirt biking, hiking, or camping.

And there are a lot of people looking to expand their existing acreage either for investment purposes (they trust land more than governments of banks), or if they have some practical skills, they know they can buy vacant land on owner finance, install utilities, put in a driveway and sell it in a few months to a grateful cash buyer who is happy to pay to have all that work done for them.

Or builders buy vacant land for sale, make improvements, put up a home and sell it on the normal housing market.

Summary

There are many good reasons to buy vacant land.

And by using owner financing, there is usually a way to secure your land faster than you think.

Whether you want to buy land to ensure you and your family always have a place to live and a source of sustenance (especially if you have a garden), raise some chickens and have installed your own well or have a rainwater collection system.

Whether you want land to store wealth or to create wealth, to pass onto your kids or to use it for fun and outdoors delights, there is usually a way to work with the seller to make it happen. either through owner financing, a traditional bank loan or a cash deal.

And of course, when you are considering land for sale, if you are in the fortunate situation to have the cash on hand, then you may be able to scoop up a better deal with a cash discount.

Going off the grid has never been more relevant right now.

As I am writing this, we are in the midst of the COVID-19 quarantine.

The world seems to have gone crazy, people are scared and panicking.

No one knows how this will play out.

The preppers are smugly saying “I told you so” as they retire safely to their bunkers with their 3 yrs of rations supply and safe sources of water.

The masses are hoarding toilet paper and hand sanitizer.

Businesses are shut down across the globe.

Stock markets are decimated.

There are massive queues to buy guns and other weapons. Either to “protect” themselves and also to get back to some hunting land and provide for their family like in days gone by.

And there is a huge rise is people looking to buy land away from the cities and looking to make sure they are never “at risk” again.

People are taking massive action to buy some land for sale, looking to create a small sustainable hobby farm to grow their own food, raise chickens, and set up their own energy systems and water systems so that they can live and survive off the grid if they have to.

Whilst we should all get through this current crisis (hopefully), it has certainly been a HUGE wake up call in how quickly things can change and how long things might take to recover.

It is a huge wake up call in ensuring we can provide for our own needs and not rely on someone else or an institution to come and save you.

It only took 2-3 weeks for the stock markets to crash violently and erase 10 years of gains, for the unemployment lines to sky rocket and supermarket shelves to be empty.

Many of us have never experienced anything like it.

Many people are suddenly realising how fragile our economy really is and how reliant we are on our own government and foreign governments for the basic necessities of life…

What if a foriegn power decides it will no longer supply basic pharmaceuticals to millions of Americans who depend on them to stay alive???

Can we ramp up our own production?

Do we currently have the facilities?

Should this be one of the priorities moving forward?

There will need to be a huge re-think and re-structure at the macro level but at the micro level what can you do to protect your family and keep your family safe, healthy, not stressed and well looked after. 

Many of our clients are now taking action to do what they can to future proof their own lives.

Some have been asking about earthship homes and various ways of alternate living and going off the grid….

We have already discussed modular homes as an alternative to traditional built homes which was a very popular article. We have also examined the costs and feasibility of tiny homes that are also super popular right now.

Going Off The Grid With Earthship Homes

Michael Reynolds is one of the noted experts with earthship home buildings.

Check out this fascinating interview where he explains how his buildings virtually eliminate water bills, utility bills, food bills and is super efficient. Water recirculates and waters plants which then provides food and oxygen. The house heats and cools itself. There is adequate healthy food all around.

He has created homes like this all around the world. You can see some of them in New Mexico- where it gets extremely cold outside in the desert at night but when you enter the home, it is warm inside and requires no heating.

Passive Home Design For Sustainable Eco-Living

Passive home design and “zero energy” homes are becoming very popular also. They rely on smart architecture and high performance building design to drastically reduce the energy needs of the home.

They also rely on some high tech materials (triple pane windows) and high levels of smart insulation to stop energy leakages from the home.

This video explains very quickly in just 90 seconds how passive home concept works:

These buildings reduce the energy requirements of the home by 90%. Some of these technologies and smart building materials may be incorporated in any home eg energy efficient windows and high tech insulation. You can set it up so you can be off grid completely. Or you may choose to stay on the grid but just benefit from massively reduced energy bills. 

But if you have decided going off the grid was a goal for you, it is wise to consider some of these technologies. Some of them may require increased cost upfront but you will save it back for years with lower to nil energy costs for the next few decades.

Here is a more in depth video explaining much of the technology behind these amazing passive homes:

So How Do I Go Off The Grid?

Going off the grid is a decision not to be taken lightly. There is a lot to learn, a lot to consider and some upfront costs involved.

We suggest to take it very slowly. Start doing extensive research, costing and planning.

Start talking to people who have done it.

Seek out those who tried it, did not make it work then came back to city life.

Talk to those who are still doing it successfully and would never return to the grid.

In whatever space you currently have, whether you rent or own or live in an apartment or a house, make a start.

Try growing some herbs or vegetables.

If you have enough space, start to raise some chickens.

There is a massive surge in people buying chickens for urban living right now- to supply themselves with daily organic eggs.

Of course, you may decide that totally going off the grid is not for you but you can find some land, that you can build on that has grid power and can be connected to city water and sewer.

Or many people do a hybrid model, where they can connect to power, but they will need to put in a well and septic system.

Others just want to be as far away from other people, rules and regulations as possible, live off grid and have the skills to look after themselves.

Other people choose to buy land and set it up as a smart alternative.

They are content with living in the city to live and work and see friends.

Though they are smart enough to have a “plan B”, a cabin in the woods, somewhere that they may go for summer vacations or one weekend a month and they know they can hide out and survive for a few months if the need arises…

If you decide that you wish to move forward with either going off the grid or a hybrid alternative sustainable model, you will need to buy some land that you can create your new sustainable life on.

There are many ways to create an eco-friendly/sustainable living situation depending on what you prefer, what appeals to you, what you can afford and many other factors.

But always CHECK with your local county planning and zoning that your plans will be permitted…

Some counties are very strict and you will struggle to build what you want.

Others will work with you as long as you show you have basic sanitation and safety standards.

Other counties will leave you alone and will not need you to submit any plans at all…..

Remember, if you are doing something that has not been done before, you might get a initial “NO”.

Make sure you take the time to go and meet with the planners and explain exactly what you want to do.

Counties have guidelines to ensure certain standards and public health are maintained, but there may be ways you can adapt your building that will be acceptable to them.

Check out this retired couple who have been successfully living off the grid for 8 years and have shared their experience.

It’s a fascinating look into what it takes.

They seem very happy and have set up a great life but they acknowledge that it is not always easy, you need to be very self reliant and solve many problems yourself.

They acknowledge there are costs involved to set it up at the beginning and ongoing costs along the way as everything needs to be maintained. Some items will need to be replaced at some point.

But I gotta say, I do love people who think creatively and carve out a new way of doing things, despite a few challenges along the way.

Is Going Off The Grid Worth It?

We think so.

But you need to do it in a logical well thought out way.

There is a lot to learn and skills to be mastered.

It can be a fun journey along the way and there will be many challenges along the path.

Remember there is not one “right” way. There are so many ways to go off the grid. Find a way that suits your budget, your lifestyle and your long term goals. Take your time and go step-by-step.

Even if you decide it is not for you and you’d rather stay in the city, it is still a great idea to learn a few skills. Perhaps how to grow your own food on your balcony or use a solar panel or two to power your dishwasher, or have a few backyard chickens.

If you do decide it is for you, plan to do it slowly, talk to many experts, talk to many off-gridders, seek to understand the seasons, the inherent risks, and start to build your skills.

This recent crisis has identified to many people that many of us are not as skilled as we think!

And that the ability to design an app or tell some funny jokes on Tik Tok might not be enough to get us through the next crisis….

What do you think? Let us know….

If you are keen to start to buy land, check out our land for sale