Here's exactly what I buy.
No guessing, no wasting each other's time. This is the land Blue Ox writes checks for, and the kind I pass on. If yours fits the box, let's talk. If you're not sure, send it anyway.
The box, at a glance.
What's a yes, and what's a pass.
Vacant land · rural · off‑market preferred.
BUY BOX✓ Yes, this is my lane
✗ Skip these, not my box
! Yellow flags, send it, just tell me up front
These don't kill a deal. They change the homework and usually the number. Mention them in the first message and I'll still take a serious look.
Not sure if it fits? Send it anyway. The box is a guide, not a wall · I'd rather see one too many than miss a good one.
What turns a maybe into a yes.
A real reason to sell.
An inherited parcel, taxes piling up, an out‑of‑state owner who's done with it. The clearer the seller's "why," the faster I can move.
Clean, recorded access.
Frontage on a county road or an easement that's actually on the deed. Access settled up front saves everyone a week of digging.
A price with room in it.
I'm not chasing retail. If the number leaves room to make the deal work for both sides, it gets a fast, serious look.
Straight answer, fast.
You send it.
County, APN, acreage, asking price, and whatever you know about the seller's situation.
I underwrite it personally.
I read every submission myself, no call center, no bots. Within 48 hours you get yes, no, or "tell me more."
If it fits, we move.
I handle the seller, the title work, and the funding. Clean close, no surprises.
Send me the parcel.
Whether it's a deal you found driving for dollars, an inherited forty, or a parcel you've had your eye on, if it lines up with the box above, the Submit a Deal form goes straight to me. Straight answer inside 48 hours.
Finding parcels for other people and want to get paid for it? That's Orbit, you bring the lead, we fund and close it, you take a cut. Free to join, no license needed.
A few things worth asking.
Do you only buy in those seven states?+
No. North Carolina, Tennessee, Minnesota, Wisconsin, Georgia, South Carolina, and Iowa are where I'm most active and can move fastest, but if it's good land, I'll look at it anywhere in the country. When in doubt, send it.
How big or small a parcel will you buy?+
Anything from about 1 acre on up to several hundred. The sweet spot, where I move fastest and pay strongest, is 10 to 80 acres of rural ground.
What's an automatic pass?+
Title I can't clear, HOA‑locked subdivision lots, and anything already under contract with another buyer. Landlocked parcels and parcels with a house, barn, or outbuilding on them are yellow flags, not automatic passes, send them, just tell me up front.
My parcel has back taxes / a lien. Still interested?+
Usually, yes. A little hair is fine, back taxes and most liens get sorted out at closing through title. It's only an automatic pass if the title can't be cleared at all.
What if it doesn't quite fit the box?+
Send it anyway. The box is a guide, not a wall · I'd rather see one too many than miss a good one, and worst case you get a quick, honest answer.
Got one that fits?
Send me the parcel and I'll give you a straight answer inside 48 hours.