The Pact Path

Twelve steps from finding a parcel to owning it. GroundPact runs the highlighted steps. For everything else, we tell you what has to happen and how to find a qualified professional. We never pick one for you, and we never touch the money.

1. Parcel posted

   GroundPact

   We vet each parcel and post the facts with a link to the original listing.

   • Legal access, restrictions, and flood zone checked where possible
   • Every fact labeled: agent-confirmed, or from the listing and not verified

2. Join the Pact

   You

   Tell us your skills, timeline, budget range, and what you'd do with the land.

   • Free, adults 18+
   • Your name and budget are never shown publicly

3. Introductions

   GroundPact

   When others are ready on the same parcel, we ask each of you. If you both say yes, we introduce you by email.

   • Only first name, skills, timeline, and budget range are shared
   • You can say no at any time

4. Talk it through

   Your Pact

   Before anyone spends money, agree on how this works if something goes wrong.

   • Who pays taxes and costs if someone can't?
   • What happens if someone wants out, divorces, or dies? Who gets first chance to buy their share?
   • How will you decide things: equal vote, majority, or unanimous?
   • How will you split due-diligence costs, and who absorbs them if the land fails inspection?

5. Walk the land together

   Your Pact

   Meet in person and see the land before any money moves.

   • Drive the access road; is it public or an easement?
   • Look for water, slope, wet ground, and neighbors' uses
   • Check cell signal and the distance to power

6. Hire a buyer's agent

   Your Pact + a local land agent

   The listing agent works for the seller. Your group needs its own agent.

   • Look for an agent who specializes in rural land
   • Ask if they've worked with group or LLC buyers
   • Sign a written buyer agreement and understand how they're paid

7. Due diligence

   Your Pact + professionals

   Verify everything before you commit. You pay each professional directly.

   • Boundary survey by a licensed surveyor (look them up on your state's licensing board site)
   • Perc/soil test for septic (county health department)
   • Title search (title company or closing attorney)
   • Zoning and permits (county planning office)
   • FEMA flood map, and wells on neighboring properties

8. Form your entity

   Your Pact + a real estate attorney

   Most groups buy through an LLC with a written operating agreement. That's your attorney's job, not ours.

   • Find an attorney through your state bar's lawyer referral service
   • Ask a CPA about taxes
   • Put the exit plan from stage 4 in writing

9. Line up financing

   Your Pact + lenders

   An LLC usually can't get a regular mortgage. Common options:

   • Cash
   • Seller (owner) financing: ask the listing agent
   • Land loans from Farm Credit lenders or local rural banks (often need a larger down payment)

10. Offer and contract

    Your agent + attorney

    Your agent writes the offer. Your attorney reviews the contract.

    • Earnest money goes to a title company or attorney's escrow account, never to an individual
    • Make the contract depend on the survey, perc test, and clear title

11. Closing

    Title company or closing attorney

    The deed is recorded in your LLC's name.

    • Get title insurance
    • Keep copies of the deed, survey, and operating agreement

12. Own and build

    Your Pact

    Now the real work starts.

    • Ask the county about agricultural or timber tax programs
    • Get land liability insurance
    • Permits for well, septic, driveway, and building