Archives for category: homesteading

Instead of buying a fancy food dehydrator, I’ve been loading trays into my car and parking in the sun. I try not to put the food and herbs in direct sunlight, especially if the herbs are delicate.

Pictured Below: Cat’s ear weed flowers and roots. I’m using the flowers for medicinal tea, and the roots for an oil infusion for the skin. The root contains cortisone, so I’m planning to make allergy skin salve with the infused oil. You can also prepare the leaves, stems, and buds of the plant as food. Supposedly, the stalks are like asparagus, and the buds can be prepared like capers. The leaves can be used in the same way as any other leafy greens, such as spinach. Always identify plants with utmost care and caution. When in doubt, go without.

Cat’s Ear Weed – Flowers and Roots


Our very first home-hatched chickens emerged from their shells yesterday. Some pipping and chirping happened the night before. We got four baby chicks from five viable eggs. The chicks pictured below are all from an Ameracauna rooster and a Barred Rock hen.

“And God created the great sea creatures and every living creature that moves, with which the waters swarmed, according to their kind, and every winged bird according to its kind; and God saw that it was good.” -Genesis 1:21

Stinkin’ Cute

May be an image of indoor
Our first chick to hatch


This weekend, we rented a trench digger and laid down the piping for our well irrigation system. We’re still working on the system. Hopefully, soon we’ll have a free, self-sustaining source of water for our crops (minus the thousands of dollars it took to service the well and build the system). Nothing is truly free, except salvation in Jesus Christ. It takes a lot of effort and money to become self-sufficient, but it’s so worth it.


If a traditional mortgage is not your thing, or if you’d rather skip getting a credit check, or if you’re looking to buy cheap, (most likely raw) land, then you might consider searching for owner financed land, also known as seller financed, seller will hold, or owner will carry. A property that is for sale by owner does not necessarily mean it will be owner financed. In this chapter, I will walk you through the steps of locating and investigating owner financed land.

Owner Financed Land May Not Actually Be Cheap.      

Owner financed land is not always cheaper than a traditionally financed property. The price of owner financed land depends on the contract agreement between the buyer (you) and the seller (the landowner). You will most likely have to negotiate with the seller to get the deal you want.

When an owner finances his own land, the buyer makes payments directly to him, as opposed to taking out a mortgage with a bank or lender. The buyer might work directly with the seller or use a title company or attorney to broker the deal and set up payments.

Generally, buyers can negotiate a low monthly payment when buying owner financed land, but the interest rate will probably be higher than that of a traditional mortgage. Expect to pay an average of 4-10% interest.[1] The interest is how the landowner makes money. You can also expect to make a down payment of about 10-20%, though you may be able to negotiate lower.[2]

Where to Find Owner Financed Land      

You can search for owner financed properties on almost any database that hosts real estate listings, and if you have access to an MLS, then you can also search there. Craigslist and Facebook Marketplace are increasingly popular places to locate owner financed properties that may not be listed elsewhere. There are also databases specifically for rural land, such as Rural Vacant Land, Compass Land USA, and

You might also want to check local newspaper listings, which may be available online. If not, consider traveling to your counties of interest to collect as many local newspapers as you can. Then, spend some time searching through the classifieds for owner financed properties.

Investigating a Property      

Buying an owner financed property can be risky because you don’t have the protection you would otherwise have in a traditional financing situation. For example, the seller may not actually own the property, or he might be trying to unload a property with liens on it, or he might believe that he owns the property but actually doesn’t, or he might co-own the property and be trying to sell it without the permission of the other co-owner(s), or…insert your worst-case scenario here.

You do not have to be a victim when buying owner financed land. Do your research. Ruthlessly Investigate the property. Then, hire a title search company or a real estate attorney to investigate further.

Most of the information you will need to investigate a property can be accessed online or by making a few phone calls, so a preliminary investigation is doable, and it can save you the time and grief of pursuing a property that is unfit for purchase. The remainder of this chapter explains how to investigate a property.

You Must Confirm the Title.          

This might sound strange, but before you buy owner financed land, you must confirm that the person selling the land is, in fact, the owner. Even if you inquire about a property, and the seller shows you the title with his name on it, you must must must must must confirm that the seller is the legitimate titleholder.

There are several services you can use to confirm the title, many of which you would pay for, or perhaps use for a free trial period, such as AgentPro247, LandGlide, or the HUNT app from onXmaps. Or you can, investigate the title for free by accessing the tax records through the county’s assessor office. You will need the name of the county in which the property is located and the lot number. The seller of the property should be able to provide you with the lot number.

Many counties keep up-to-date tax records online, but if the county does not have online records, or if you want to verify that the records are current, then simply call the assessor’s office during operating hours.

Once you locate the tax records for the property, check that the name on file matches the name of the person selling the land. If there is more than one owner on record, make sure everyone listed has consented to the sale of the property.

You will also want to make note of the property’s parcel number, officially known as the Assessor’s Parcel Number (APN). You will need the parcel number to investigate the land further.

Know Your Landowner.     

Now is the time to play sleuth. If the landowner has a Facebook page, spend some time getting a feel for who (s)he is. Search for any criminal records that may be available through the police department or state records. Does the landowner have a history of lawsuits? Ask around town. Does the person have a good reputation? You basically want to protect yourself from a scam, especially if incriminating evidence about the landowner has already been documented.

Check for Back Taxes and Debt.   

When financing land through the owner, you don’t want to get duped into paying back taxes or debts that you did not incur. Using the parcel number, you can check online with the county’s treasurer department that the seller owns the land outright, and that there aren’t any back taxes, mortgage payments, liens, or debts owed on the land. If you can’t locate the information online through the treasurer’s office, then you will have to make a phone call.

Determine the Zoning.        

To verify that you will be able to use the land as you wish, you will want to investigate the zoning or land use code (LUC). You can find the LUC for a plot through the county assessor’s office or the planning and zoning department. You should be able to locate the information online or by calling around.

Basically, you need to determine whether or not you will be able to use the land as you’d like. You want to know which uses for the property are allowed and if any uses are conditional or denied.

Investigate the Road Access.           

Before buying any land, you need to figure out how easily you will be able to get to it. You should be able to see if the property has road access through the county GIS maps (Geographic Information System), or you can call the county assessor or clerk with your inquiry. You can also use the property’s coordinates to view it on Google Earth. You will want to see if the roads are paved or dirt, and you will want to confirm that they are wide and long enough to meet your goals.

You could also hire a real estate photographer to visit the property for you. Not only will you get photographs out of the deal, but you will have the chance to ask the photographer about the road access.

Research Utilities.    

If you plan to be on-grid at all, then you will need to see if the land comes with utility hookups and, if not, how difficult it will be to get utilities. The closer your land is to civilization, the easier it should be to get utilities. You can see if there are houses or buildings near your plot by using the world images layer of the county GIS map or by using the property coordinates to search Google Earth.

For more information about your utility options, you will need to contact the county planning and development office or the utility providers directly. The county should be able to tell you the requirements and permits needed for a well, septic system, or sewer, and they should be able to give you the name of the power company that will service your property.

It’s also not a bad idea to inquire about internet service, especially if your livelihood depends on the internet. When inquiring about utilities, you will need to provide the county and your service providers with the property’s address, or you will have to give them a way to zero in on your lot, such as the nearest main intersections or proximity to a landmark.

Calculate the Slope. 

If you plan to build a house or other structures on your land, you will want to buy land with a gentle slope of 10% or less. If you want to calculate the slope of a property, please see the link in the footnote for an in-depth article and video tutorial on how to find the elevation and calculate the slope of a property.[3]  

Hire an Attorney or a Title Company.      

Once you’ve done your homework, and your property checks out, it’s time to hire a real estate attorney or a title company to broker the deal. You might also decide to handle the deal on your own. If you can afford it, however, I highly recommend hiring a trustworthy professional to help.

Within a few weeks and for a few hundred dollars (or upwards of 1000 dollars for complicated properties), a title company should be able to turn up all the information you need on your desired property.[4] A real estate attorney should be able to do the same for a flat fee of 750-1250 dollars.[5]

If you go with a title company, check with your state licensing website to make sure the company is licensed. Also, if you plan to buy title insurance, check that the title company has a legitimate underwriter, such as Fidelity National, First American, Old Republic, or Stewart, who will be able to play a claim should you ever have one.

Before settling on a title company, ask for an estimate of the title search cost, which they should be able to obtain with the address of the property, and inquire about any and all fees that they charge.

Once you’ve hired your company or attorney, they will investigate the property as you did, hopefully even more thoroughly, which is why you’re paying them. Then, they will help you negotiate your contract with the seller and close the deal.

Further Considerations for Owner Financed Land        

If you buy owner financed land, find out if the seller will be reporting your payments to any or all of the top three credit bureaus—Equifax, Experian, TransUnion. If not, your payments will not count toward improving your credit score unless they are somehow reported to the credit bureaus.

You can report your own payment history if you are a data furnisher. No worries if you have no idea what that means. You can simply report your payment history through a third-party service, such as RentTrack, PayYourRent, or Experian Rent Boost. You might also want to look into UltraFICO and Payment Reporting Builds Credit (PRBC).

In addition to inquiring about credit reporting, you will want to make sure your contract spells out when you will be able to move onto land and start building. Some sellers will not let you build until they receive most, if not all, of the payment for the land. There may also be constraints about when you can move onto the land or start doing certain activities on it.

Before signing a contract, ask about balloon payments and early penalty fees. Balloon payments might require you to make a large lump sum payment at some point, and an early penalty is a fee you’d be charged for paying off the property earlier than expected.

Finally, have a plan in place in the event that the landowner fails to uphold his end of the deal. A good contract can safeguard you from many hardships, but you also need to prepare yourself for any worst-case scenarios. Who can you appeal to if things go south? Is the title company or attorney required to help you and, if so, what kinds of issues will their help cover? Will your title insurance compensate you for any loses? Does your state have certain requirements for your contract that will serve to protect you in the event of a breach? Plan for worst, and pray for the best.

[1] How Does Owner Financing Really Work? (2021, March 15). reali.

[2] Brumer, L. (2021, June 9). A Guide to Owner Financing Land. Millionacres. Shortened URL from bitly.

[3] Cristofaro, F. How to Check Property Slope and Elevation for FREE in 2021. Compass Land USA.

[4] Perry, N. (2021, 14 December). How Much Does a Title Search Cost? Orchard.

[5] Friedlander, J. (2020, 7 August). How Much Does a Real Estate Attorney Cost? Ownerly.









We got Chinese geese to guard our chicken flocks against hawks. In addition to being useful, they make for super cute Easter decorations. We bought 3 males from McMurray Hatchery, and we plan to give each one its own flock so they can best do their guard duties.