Vacant Land Loans
Bottom line: traditional lenders shy away from raw land — our Non-QM land program finances buildable lots, investment acreage, income-producing property, and recreational land with flexible terms and income documentation.
Purchase or refinance land for your future build site, your investment portfolio, or your weekend retreat — with straightforward Non-QM guidelines built for land buyers.
Reviewed by Vision One Mortgage, Inc. · NMLS #7861 · Last reviewed: October 2026
Vacant land loans are Non-QM loans for buying or refinancing land without a home on it. Where banks see raw land as too hard to value, this program looks at the actual deal — buildable lots, investment acreage, income-producing ground, and recreational land — and offers flexible terms with simplified income documentation.
Key Takeaways
- Finances buildable lots, investment acreage, income-producing land, and recreational property.
- Finance up to 65% of the property value; loans from $100,000 to $1,200,000.
- Only 12 months of income history required — no multi-year paper chase.
- No prepayment penalties and no acreage limit on eligible land.
“Banks treat land like a gamble. We treat it like collateral — if the parcel and the buyer check out, we’ll find the structure that works.”
— Vision One Mortgage, Inc. · NMLS #7861
Have a live deal? Get a scenario solution fast.
Send us the numbers — price, income type, credit — and a NonQM Rates specialist will structure it, typically same business day.
Submit Your Deal ScenarioLand buyers banks pass on
- Buyers of buildable residential lots — your future home site, secured now
- Investors acquiring acreage — hold it, farm it, or sell it when the time is right
- Owners of income-producing land — property that works while you hold it
- Recreational land buyers — hunting property, rural retreats, room to breathe
Program Highlights
- No prepayment penalties — sell or pay off whenever you're ready
- Finance up to 65% of the property value
- Loans from $100,000 to $1,200,000
- Only 12 months of income history required
- Unlimited acreage — large tracts eligible
- Purchase or refinance — including land you already own
Program terms are subject to change.
Availability: This program is offered nationally by the investor; availability through NonQM Rates follows our licensed states (Arizona, California, Florida, Georgia, Texas) and business-purpose jurisdictions — see our coverage page. Check your eligibility or call 949-241-9489 for current details. NMLS #7861. Try the payment comparator →
Vacant Land FAQ
What types of land qualify for a vacant land loan?
Buildable residential lots, investment acreage, income-producing land, and recreational land such as hunting property or rural retreats. The land should be suitable for residential, agricultural, or recreational use. Guidelines vary by investor and are subject to change.
How much can I finance on vacant land?
You can finance up to 65% of the property's value, which means a down payment of at least 35%. Land programs use conservative financing because raw land carries more risk for lenders. Program terms are subject to change.
What loan sizes are available?
Loans from $100,000 to $1,200,000. Program terms are subject to change. Not sure what Non-QM covers? Start there.
How much income history do I need?
Only 12 months of income history is required — one of the most flexible documentation requirements in land lending. Guidelines vary by investor and are subject to change.
Is there an acreage limit?
No — there is no acreage limit. Large tracts of investment or recreational acreage are eligible, unlike many bank programs that cap out at a few acres.
Can I refinance land I already own?
Yes — both purchase and refinance are eligible loan purposes, so you can refinance land you already own, subject to program guidelines. Investors pairing land with an existing property may also want to look at Dual Core.
Keep exploring: Near Miss · Dual Core · what is a Non-QM loan? · coverage map
Vacant land loans vs. other land financing
Three ways to finance land — the right one depends on your leverage needs, documentation, and how quickly you need to close. Many of our borrowers in California and Texas compare all three before choosing.
| Feature | Vacant Land Loans | Near Miss Land Financing | Conventional Land Loan |
|---|---|---|---|
| Max financing | Up to 65% of property value | Qualitative — fits credit-event and unique-property files, land included | Often lower, with stricter appraisal and acreage rules |
| Loan size range | $100,000–$1,200,000 | Scenario-dependent | Varies by lender; few play in this space |
| Income history required | Only 12 months | Program-dependent | Usually 2 years of tax returns |
| Acreage limits | None — unlimited acreage | Qualitative, land types include unique properties | Often capped at small parcels |
| Prepayment penalty | None | Program-dependent | Usually none, but harder to qualify for at all |
| Best for | Buildable lots, investment acreage, recreational land | Buyers with recent credit events or hard-to-finance property types | Borrowers with full documentation buying small parcels |
| Pick it when | You want straightforward land financing with minimal income history | Your credit history or property type rules out the standard path | Your paperwork is pristine and the parcel is small and simple |
Sample comparison for illustration; guidelines vary by investor and are subject to change.
Vacant land financing on a future build site
Illustrative example — not a quote or commitment to lend. A buyer is purchasing 10 acres of rural land for a future build site — the property is valued at $400,000 and she plans to build in a few years. Her bank wants two years of tax returns and caps the parcel at five acres, so the deal stalls. With this Non-QM vacant land program, she finances up to 65% of the property's value with only 12 months of income history and no acreage cap — same buyer, same land, a program actually designed for it.
Who Vacant Land Loans are NOT for
- Borrowers seeking high-leverage land financing above 65% of value — land programs finance conservatively; if you need very little down, this isn’t the fit.
- Borrowers wanting land plus construction in a single loan — this program finances the land only, not the build — a construction loan is a separate product.
- Borrowers who need the land financed tomorrow — land loans underwrite deliberately, with land appraisals and title work that take time.
- Buyers combining land with a unique property credit situation — if a recent credit event is the real obstacle, Near Miss may fit better.
Your path from scenario to funded
No black box. Here is exactly how a deal moves with us — and what happens after you close.
Submit your scenario
Price, rent, credit, timeline. Get a straight answer on program fit — typically same business day.
Know your numbers
This page is step two. By the time you apply, you already understand the structure — no surprises.
Apply with a short checklist
A focused application built around the document checklist on this page. Nothing extra, nothing missing.
Close — then what’s next
Milestone updates through closing. After you fund, we watch for refinance windows and your next acquisition.
Plan your exit before you enter
Every investor loan needs an exit strategy. Here are the paths investors typically take from here — we help you pick the right one before you commit.
- Build on the land
- Hold the land as an investment
- Sell when the market is right
Ready to run your numbers?
Every deal is different — submit your scenario and get a straight answer on program fit and structure, typically same business day.
Submit Your Deal ScenarioSee if you qualify for Vacant Land Loans
60 seconds. No obligation. NMLS #7861.
