Private capital for working land · up to $1.5M · all 50 states
Good land
doesn't wait.
Neither do we.
The parcel you've watched for years just listed. The bank wants three years of tax returns and a season of your time. We underwrite the dirt instead — 70% LTV, 680 credit, term sheet in 48 hours. No tax returns. No financials. Ever.
48 hrs
Application to term sheet
Up to $1.5M
Loan amounts
70%
Max loan-to-value
No-Doc
No documentation needed
turn·row (n.) — the strip at the field's edge where the tractor turns and the neighbors talk. Where the work pauses, and the deals get made.
Why borrowers land here
You're not hard to finance.
You're just easy to misread.
The bank wants three years of returns.
Your accountant spent a decade making your taxable income small. Now that same paperwork is the reason the bank says you can't afford land you could pay cash for in two good harvests. We never ask for it.
The seller wants an answer this month.
Farm ground trades between neighbors, off-market, once a generation. A 90-day underwriting queue is a polite way of losing the parcel. Our term sheet lands in 48 hours and closing runs 2–4 weeks.
The lender has never priced dirt.
Water rights, AVA premiums, permanent plantings, grazing capacity — generalist lenders discount what they don't understand. Land is the only thing we underwrite, so we can say yes where they hedge.
How we see it
A tax return is an opinion.
An appraisal is a fact.
Agricultural income is seasonal, lumpy, and — if your accountant is any good — deliberately small on paper. Banks read that as risk. We read it as farming.
So we underwrite what doesn't fluctuate: the appraised value of the ground, its water, its access, its use. If the land supports 70% and you clear a 680, you get a term sheet. Your books stay closed, the way they should be.
Run your own numbers first: land loan payment, what 70% LTV gets you, or your 1031 deadlines.
The process
Three steps. Two to four weeks.
01
Tell us about the land
Five minutes, one form, soft credit pull. Property, loan size, timeline. That's the whole application.
02
Term sheet in 24–48 hours
We underwrite the dirt — value, water, access, use — and send a written number. Not a maybe. A number.
03
Appraisal, title, close
Track everything in your portal, sign electronically, fund in 2–4 weeks. Weeks, not seasons.
The right parcel lists once.
Be the buyer who's ready.
Five minutes to apply. A written term sheet in 24–48 hours. Or call (800) 555-0170 — we'll meet you on the turnrow.
Start your application