A land loan on this desk is a business-purpose file against vacant or lightly improved real estate. The asset is the story. We broker it. We do not fund it. Nothing here is a program matrix or a quote.
Raw land
Unimproved acreage. No utilities or finished streets assumed.
Raw acreage is usually the tightest leverage conversation. No utilities, no finished street, no building pad — the exit is entitlement, hold, or a later improvement. Educational LTV illustrations sit around 50–60%. That is not GI policy.
- Access and legal description have to be real, not a sketch.
- Zoning and use still have to match the hold plan.
- A "I will live there later" story is owner-occupied. Wrong desk.
Improved lot
Utilities, access, and a lot that is closer to build-ready.
Improved lots — utilities at the street, recorded access, closer to a build — often clear a higher educational ceiling (65–75%) because the next event is clearer. A pad and a meter do not make this a construction loan for your house.
- Say what is actually in: water, power, sewer or septic, curb cut.
- HOA, CC&Rs, and municipal rules can kill a build story.
- If the lot is for a rental or a resale, say that. Occupancy still has to be investment.
Agricultural
Farm, ranch, or ag-use land. Income story is separate from LTV.
Agricultural land can be vacant pasture or an income story. The worksheet LTV ceiling (50–70%) is still an illustration. Income, water rights, and use restrictions are a separate conversation from payment math.
- Ag-use vs. speculative hold changes overlays, not the occupancy rule.
- We do not invent a farm-credit program from this page.
- Owner-occupied ranch homesites are not this desk.
What this is not
Not a DSCR rental file. Not a rehab budget. Not a hard-money flip P&L. Those live on the sister desks. This site estimates payment and down by land type, then you book the hour.