Land Contract
Sell land with the price paid in instalments, the seller keeping title until it is paid.
Sell land with the buyer paying in installments over time.
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- The document as a file you download
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- A standard version you complete yourself
- An instrument affecting land is normally recorded with the county where the property is, and a county may require its own cover sheet, margins, print size or additional statements before it will accept one. Check what your county recorder asks for; the file you download is a complete blank-field version of the instrument to complete and take there.
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Key features
Price, down payment and instalments
The price, down payment, instalment amount and dates, interest rate, final payment and early payment terms.
Title stays with the seller
The seller keeps title until the price is paid, while the buyer has possession and a right to the deed on completing payment.
Taxes, insurance and repairs
From a date you set, the buyer pays taxes and utilities, insures with the seller named and keeps the property in repair, with the seller able to inspect.
Existing charges and the seller's promises
What the property is subject to, the seller continuing to pay any existing mortgage and telling the buyer if it falls behind.
Default and paying in full
The seller's written notice before acting, what happens to payments already made, and the deed delivered on payment.
About this document
A land contract is an instalment sale: the buyer takes possession and pays the price over time with interest, and the seller keeps title until the price is paid, when it delivers a deed. It records the price, down payment and instalments, who pays taxes, insurance and repairs, existing mortgages and what happens on default or on payment in full.
This blank form is signed by seller and buyer, with optional witness lines and a notary page. Instalment land contracts are regulated in many states, with buyer protections, rules on default and forfeiture and recording expectations, that differ widely and can override the contract. Treat this as a starting point and get legal advice before relying on it.
Is this document right for you?
Useful when
- A seller is financing a sale directly
- A buyer cannot get a conventional loan and the seller will wait
- You want the terms of an instalment sale written down
Commonly used by
- Private sellers and buyers
- Landowners selling on terms
- Small investors
Not sure? about your situation first.
Alternatives
These are separate documents, for different jobs.
- Property sale agreementsSet the terms for selling a property.View document
- Deed of TrustSecure a loan against real property through a trustee.View document
- Promissory notesA written promise to repay a sum of money.View document
- Purchase and sale legal reviewHave a lawyer check a property purchase or sale.View document
When to use this
- A landowner sells to a neighbour over several years
- A seller finances a house with a down payment and monthly instalments
- A buyer wants to be clear about who pays taxes and insurance
What happens next
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More in Real Estate Transactions & Transfers
- Gift deedFormally give property to someone as a gift.View document
- Property sale agreementsSet the terms for selling a property.View document
- Property purchase agreementsSet the terms for buying a property.View document
- Property transfer documentsTransfer ownership of a property to someone else.View document
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Questions
About the land contract
Buyer protections differ a great deal by state, and some risks, such as losing what has been paid on default, can be serious. Get legal advice before signing either side.
Still have a question? .