How to Package a Land Deal So Funders Say Yes (Template)
Most operators submit deals with 30% of the information funders need. The 9-section template that closes the gap — and turns 5-day decisions into 24-hour decisions.
The submission template
Below is the template I’d use if I were submitting a deal to a JV funder — us or anyone else. Adapt as needed; the structure is what matters.
The 9 sections of a clean submission
1. Operator profile (3 sentences)
“I’m [name], based in [city]. I’ve closed [N] land deals over the last [time]. My focus is [acreage range / state / niche].”
If first deal: “This is my first deal. I’ve been studying for [time] and have [resources/training].” Don’t hide newness; describe the prep.
2. Property details
- Address (or APN)
- County and state
- Acreage
- Type (recreational, residential, agricultural, commercial)
- Access (paved road / dirt road / easement / landlocked)
- Utilities (none / well-water / power / etc.)
- Improvements (none / fencing / driveway / etc.)
3. Acquisition
- Negotiated purchase price
- How you sourced the deal (mailer, MLS, broker, list-pull)
- Seller motivation (real, with detail)
- Time-to-close required by seller
- Any seller concessions or unusual terms
4. Comparable sales (3 minimum)
For each comp:
- Sale price and date
- Acreage
- Location (miles from subject property)
- Source (county records / Land.com / MLS / broker)
- Why it’s comparable
- Any adjustments needed (more/less acreage, road frontage, etc.)
5. Pricing analysis
Walk through how you arrived at the projected sale price. Show your work:
“Three comps closed at $78K, $82K, $85K. Subject parcel is similar to the $78K and $82K comps in acreage but has [feature]. I’m underwriting to $79K to leave margin.”
6. Hold and disposition plan
- Expected days on market
- Marketing channels (specific platforms)
- Marketing budget
- Realtor or for-sale-by-owner
- Pricing strategy at listing
7. The math, fully written out
| Item | Amount |
|---|---|
| Acquisition price | $X |
| Estimated property taxes during hold | $X |
| Marketing budget | $X |
| Estimated closing costs | $X |
| Total cost basis | $X |
| Projected sale price | $X |
| Estimated net profit | $X |
| Funder share with sliding scale (75/25 at day 0–45, to 50/50 at day 180) | $X |
| Operator share with sliding scale (75/25 at day 0–45, to 50/50 at day 180) | $X |
8. Title pre-check (the proof of homework)
“I pulled the deed from [county]. Seller name matches grantee. No tax delinquency. No recorded liens. Standard easements; nothing limiting access. No probate or court actions in seller’s name. Title appears clean.”
If you found an issue: “Title pre-check identified [issue]. My plan to address: [plan].”
9. Photos and supporting docs (attached)
- 4–8 photos of the property
- Comp PDFs or screenshots
- County GIS map screenshot showing parcel and access
- Deed PDF (optional but appreciated)
Length and time investment
Submission length: 1.5–2 pages of body text plus attachments. Time investment: 45–90 minutes if you’ve already been doing your underwriting. Funder review time: 30–60 minutes of focused work, decision in 24–48 hours.
Compare to a sloppy submission: 2 paragraphs, no math written out, 1 photo, no comps. Funder time: 4 hours of back-and-forth, decision in 5 days. Your professionalism on submission directly determines your speed-to-funding.
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