FAQ
Q: What is the cost to move to your properties?
A: You can purchase, finance, or lease the lot. Visit our listings page for pricing. Please note we own all the lots we sell and we are not real estate agents.
Q: What is included in the price?
A: Water is included. You are responsible for installing a concrete slab, deck, sewage, and electricity if you choose. Cable and internet services are available and can be arranged through local and global providers.
Q: What are the requirements to move to your properties?
A: Our properties can accommodate cars, travel trailers, tiny homes or park model RVs up to 400 sq ft, with ample space for a yard, covered patio, garden, deck, cabana, hot tub, etc. Buyers are responsible for setting up, leveling, and connecting their homes to utilities. Compliance with all federal, state, and local ordinances, rules, and regulations is required, and any necessary permits must be obtained.
We are firm believers in a strong code for building. Whether for a THOW, Modular Tiny Home or Park Model, 'strong bones' ensures a safe and well-built home that will thrive through many decades of natures challenges. No matter if it be weather or time, it has to last. To ensure the highest building standards, all tiny houses must be inspected and certified by a third party engineering & inspection firm to ensure compliance to building codes and standards. Some of these standards are:
IRC – International Residential Code
NFPA – National Fire Protection Association
NEC – National Electrical Code
IECC – International Energy Conservation Code
ANSI 119.5 – Park Models
NHTSA – National Highway & Transportation Safety Association (for Park Models & THOWs)
Q: What are the size of the spaces?
A: Each lot is 36' wide and 144' long. Visit our listings page for more details.
Q: Where are your properties located?
A: All available lots are located in Warthen, Georgia. Lots are fronted by N Sparta Davisboro Rd. The lots are situated just an hour away from Milledgeville, Macon, and two hours from Savannah and Atlanta, our peaceful escape provides easy access to the best of Georgia while offering respite from the hustle and bustle of city life.
Q: Are there restrictions on what I can do with the property during the owner financing term?
A: No - You can make improvements (such as clearing, grading, fencing, installing utilites) or use the property for recreational purposes so long as you are in compliance with all the local rules & regulations.
Q: Can I build whatever I want on this property after the title has been transferred over to me?
A. What you can or cannot build legally on this land is controlled by the local government. Please contact the county, and provide them with the parcel number to confirm what you can or cannot build on the property.
Q: Can I visit the property?
A: Of course! Make an appointment to visit the property. There is a $5 fee for tours that goes toward future community development projects.
Q: What features do your communities offer?
A: Click here to learn what the community offers.
Q: Are pets allowed?
A: Yes, pets are allowed on our properties. All pets must be leashed, unless in dog designated areas. A maximum of 2 pets per household are permitted, and pet fencing can be installed within the back 30' of the property.
Q: Can I park an RV on the property?
A: Yes, you can park an RV on the lot.
Q: Has the property been surveyed?
A: No, we have not had a survey commissioned, but if you would like to pay for a survey we would be happy to work with your chosen surveyor.
Q: Does the property have an address?
A: Most of the lots we sell are rural and vacant, which means they usually don't have an address unless specifically mentioned in the listing page. Please call the county for the procedure to assign an address to the lot, if interested.
Q: Are the property taxes up to date?
A: We pay all tax bills as soon as we receive them, but you can always check with the County Treasurer to verify that the taxes are current.
Q: Has a title search been done?
A: We usually do our own in-house due diligence before purchasing a property. Depending on the chain of title, we may or may not purchase a title search or title insurance when we buy a lot. With that said, we would never buy a property with a known title issue or lien. We recommend you hire a title company to perform a title search and obtain title insurance before buying any property.
Q: What is the application process?
A: To apply, each resident must fill out an application form. To get started, contact us to let us know you are interested. The application fee is $50 per person, which covers the background check, credit history, and other necessary checks.
Q: How does the closing process work if I choose to close directly with you?
A: To apply, each resident must fill out an application form. To get started, contact us to let us know you are interested. Once all necessary checks are approved, you will be able to pay either the down payment plus the doc fee (owner financing) or the cash discount plus doc fee (cash). Once a payment is made, the automated system will generate the loan documents (owner financing) or purchase agreement (cash) for you to sign. If you purchase with cash, we will follow-up with an email that gives you instructions on how to pay the full purchase price. Once the full payment is made, we will draft and record the deed transferring title to you.
Q: Do you work with title companies?
A: Yes, we are always happy to work with the title company of your choosing at buyer’s expense. Please have them reach out to us directly to get the process started.
Q. How does the seller financing work?
A. We will sign a land contract that gives you legal right to use the property. Once the down payment and doc fees are paid, we will send you a link to our third party loan servicing software, where you will make monthly payments for the length of the loan term. After the loan is paid in full, we will then transfer the title to you.
Q: What kind of deed will I receive?
A: If you close directly with us, you'll receive a special warranty deed, which means we are guaranteeing that the property wasn't encumbered during the time of our ownership. If you close through a title company with title insurance, you'll most likely receive a warranty deed.
Q: How many people/entities can be included on the deed?
A: You can have as many people/entities listed on the deed as you would like.
Q: Can the deed be made out to an LLC?
A: Yes, the deed can be made out to an LLC or a corporation.
Q: Does the property come with mineral rights?
A: We buy all of our properties assuming that we only have the surface rights. In order to determine whether a particular property has mineral rights, you will usually need to hire a title company to specifically run a mineral rights search going all the way back to the original homestead.
Q: How do you deal with the transfer of title?
A: We will draft and record the deed transferring title to you as soon as the full purchase price is paid. You may also elect to hire a title company to handle the deed transfer, but this will be at buyer's expense.
Q: What are the benefits of purchasing with cash over seller financing?
A: We generally recommend that you purchase with cash so you can take advantage of the cash discount price and never have to worry you will lose the property in a default. Having said this, we understand that it can be hard to put together the funds to purchase a property outright. This is why we do try to offer the most accessible owner financing possible.
Q: Can I buy property from you if I’m not a US citizen?
A: Yes! The process is exactly the same for U.S. and non-U.S. citizens. Simply fill out the contact us form to get the process started.
Q: Are there additional fees associated with owner financing?
A: Each monthly payment will include an additional servicing fee of $9, which will cover the Seller’s cost of servicing the loan. This monthly servicing fee will not be applied to the principal or interest of the loan.
Q: Who pays for the taxes dues during the loan term?
A: We will pay the tax dues as soon as the bill is received during the loan term; however, the taxes will be added to the monthly payments made by the borrower.
Q: Do you have tiny homes for rent or sale?
A: Currently, we do not sell tiny homes, and there are no rentals available.
Q: Can I reserve my spot now?
A: Yes, you can reserve your space today, contact us now.