We do the work beneath the surface, so you know exactly what you own.
Most rural land is listed with a few photos and a hopeful description. We buy land with natural springs directly, prove the water, and prepare every property before it is offered.
Find
We buy directly from owners, estates and families, for cash, with no fees or commissions to the seller.
Prove
We measure the spring's flow in the dry season, test the water at a lab, and confirm its legal status and the title.
Prepare
We document everything, clear any title issues and, on larger tracts, divide the land into parcels that fit how people want to live.
Offer
You see the full file, the independent appraisal and our price before any money moves. No pressure, and a written cooling-off period.
Three things you see before you buy.
The independent appraisal
A licensed appraiser's value, not ours. It is also what a self-directed IRA custodian will ask for each year.
What we paid
Our purchase price and what we spent proving and preparing the property, in writing.
Our margin
The difference, stated plainly in dollars and as a percentage. If a price can't stand next to those numbers, we don't ask it.
Own your own spring.
Homesteads, retreats, working land and long-term holdings, including purchases through a self-directed IRA. Join the list and we'll send you each property with its full file as it becomes available.
Have land with a spring?
We buy directly, for cash, with no fees or commissions and a closing date that suits you. Tell us a little about the property and we'll come back with an honest offer and how we arrived at it.
What people ask us.
Can I buy through my IRA?
Many self-directed IRA custodians allow land, and some allow water rights. The property is bought in the name of your IRA through your custodian. We'll work with your custodian on the paperwork, but we don't give tax or retirement advice, so please speak with your own advisor first.
How do you prove a spring?
We measure its flow during the dry season, send water samples to a certified lab, check the property's title, and confirm what the state's water law says the owner may do with the water. You receive the full results with the property.
Where are your properties?
Mostly in states where a spring legally belongs with the land, such as the Ozarks of Missouri and Arkansas, Tennessee, Kentucky and Texas. In Western states, where water is governed separately, we only offer land whose water rights are recorded.
Is this an investment?
You are buying real property that you own outright, not a share in a fund. Land can rise or fall in value and usually takes months to sell, and we never promise returns. We tell you what we paid and what an independent appraiser says it is worth, so you can decide for yourself.
Do sellers pay any fees?
No. We buy directly, so there are no commissions or listing fees. We cover normal closing costs, and every offer explains how we reached the price.
What happens after I buy?
If you buy in your own name, it's yours to use. Live on it, use the water, farm it, lease it to someone who needs the water, or simply hold it.
If you buy through a self-directed IRA, the rules are different. You and your close family can't live on the property or use it personally while the IRA owns it. The IRA can hold it, lease it to an unrelated party (with any rent going back into the IRA), or, for Western water rights, place the right in a state water trust or bank. Please confirm the details with your custodian and tax advisor.
Either way, we'll share what we know about each option, and the decisions are always yours.