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Due Diligence in Purchasing Land

 

First:

I'm Clark Callear.  I do business as only500down.com, LLC and Straight Shooter Enterprises, LLC.  We are selling our own properties, We're not brokers or agents.  Please browse our website for more information about me, my family and our properties for sale: 

 

http://www.only500down.com

 

To Use This Webpage:

 

Click these links to see:

 

Our Money-back Warranty


Sample Amortization Schedule


Navajo County, AZ Gov't Info


Apache County, AZ Gov't Info


AZ Real Estate Law


Ward County, TX Gov't Info


Hudspeth County, TX Gov't Info


TX Real Estate Law


Humboldt County, NV Info


Nevada Real Estate Law


Clearwater County, ID Gov't Info


Nez Perce County, ID Gov't Info


Idaho Real Estate Law


Alaska Real Estate Info


Montana Real Estate Info


Details to Consider


Sample Real Estate Sales Agreement-Contract for Deed

 

Also scroll down to the bottom for some additional info

 

 

 

 

Money Back Guarantee

We do all we can to advertise our property in an honest and fair manner.  If, during the duration of your contract, it is legally found that our representation of this property was not adequate, and you were caused unnecessary hardship as a direct result of any wrongful action by us, we will make it right, refund your money, or replace your land, at your option.  This warranty is limited to and includes both the principle and interest paid by you (not to include any incidental expenses associated with your purchase or possession of said property.

 

 

 

 

 

Amortization Schedule on contract price of $1995:

                                              ($2,995 shown below)

                                              ($3,595 shown below)

Principal borrowed: $1,995.00
Annual Payments: 12 Total Payments: 22
Annual interest rate: 9.00% Regular Payment amount: $99.00
Total Repaid: $2,170.98
Total Interest Paid: $175.98


Pmt Principal Interest     Prin Bal
1 84.04  14.96      1910.96
2 84.67  14.33      1826.29
3 85.30  13.70      1740.99
4 85.94  13.06      1655.05
5 86.59  12.41      1568.46
6 87.24  11.76      1481.22
7 87.89  11.11      1393.33
8 88.55  10.45      1304.78
9 89.21  9.79      1215.57
10 89.88  9.12      1125.69
11 90.56  8.44      1035.13
12 91.24  7.76      943.89

13 91.92  7.08      851.97
14 92.61  6.39      759.36
15 93.30  5.70      666.06
16 94.00  5.00      572.06
17 94.71  4.29      477.35
18 95.42  3.58      381.93
19 96.14  2.86      285.79
20 96.86  2.14      188.93
21 97.58  1.42      91.35
22 98.31  0.69  (+6.96 adjustment)   0.00
           
 

 

Amortization Schedule on $2,995 Contract Price: 

Principal borrowed: $2,995
Only 17 Total Payments
Annual interest rate: 9%

Regular Payment amount: $189/mo
Total Repaid: $3,200.36
Total Interest Paid: $205.36
 


Pmt

Principal

Interest

 

 

Prin Bal

1

166.54 

22.46 

 

 

2828.46

2

167.79 

21.21 

 

 

2660.67

3

169.04 

19.96 

 

 

2491.63

4

170.31 

18.69 

 

 

2321.32

5

171.59 

17.41 

 

 

2149.73

6

172.88 

16.12 

 

 

1976.85

7

174.17 

14.83 

 

 

1802.68

8

175.48 

13.52 

 

 

1627.20

9

176.80 

12.20 

 

 

1450.40

10

178.12 

10.88 

 

 

1272.28

11

179.46 

9.54 

 

 

1092.82

12

180.80 

8.20 

 

 

912.02

 

13

182.16 

6.84 

 

 

729.86

14

183.53 

5.47 

 

 

546.33

15

184.90 

4.10 

 

 

361.43

16

186.29 

2.71 

 

 

175.14

17

175.14 

1.31 

 

Last payment only $176.45

-0-

 

Amortization Schedule on $3,595 Contract Price: 

Principal borrowed: $3,595
Only 17 Total Payments
Annual interest rate: 9%

Regular Payment amount: $225/mo
Total Repaid: $3843.73
Total Interest Paid: $248.73
 


Pmt

Principal

Interest

 

 

Prin Bal

1
198.04  26.96      3396.96
2
199.52  25.48      3197.44
3
201.02  23.98      2996.42
4
202.53  22.47      2793.89
5
204.05  20.95      2589.84
6
205.58  19.42      2384.26
7
207.12  17.88      2177.14
8
208.67  16.33      1968.47
9
210.24  14.76      1758.23
10
211.81  13.19      1546.42
11
213.40  11.60      1333.02
12
215.00  10.00      1118.02

13
216.61  8.39      901.41
14
218.24  6.76      683.17
15
219.88  5.12      463.29
16
221.53  3.47      241.76
17
223.19  1.81    Last payment is $243.57 -0-

 

 

 

 

 

 

 

Following are some links and contact information to assist you in learning more about the property you are bidding on from:

 

Navajo County, Arizona:

 

Geographic Information System

 

Parcel Information

 

Navajo County Recorder

 

Assessor

 

Board of Supervisors

 

Planning and Zoning

 

Treasurer

 

Navajo County - Home Page

 

 

 


Apache County, Arizona:

ASSESSOR
P. O. Box 770
Anna M. Prentice
assessor@co.apache.az.us


BOARD OF SUPERVISORS
P. O. Box 428
Clarence Bigelow
FAX (520) 337-2003
cbigelow@co.apache.az.us


BUILDING & MAINTENANCE
P. O. Box 428
Fred Martin
Kent Rogers (520) 333-4149


TREASURER
P. O. Box 699
Betty Montoya
FAX (520) 337-4686


RECORDER
P. O. Box 425
Jeanne Udall
recorder@co.apache.az.us


Apache County Main Page www.co.apache.az.us


 

 

 

AZ Real Estate (& related) State Laws:

http://www.azleg.state.az.us/ArizonaRevisedStatutes.asp?Title=33


http://www.azleg.state.az.us/ArizonaRevisedStatutes.asp?Title=32

 




Ward County, Texas:
 

County Clerk
400 S. Allen, Suite 101
Monahans, TX 79756-4600

Phone: 432-943-3294
Fax: 432-943-6054
 


TAX ASSESSOR-COLLECTOR
400 S Allen Suite 102
Monahans, TX 79756

Phone: 432-943-2546 / 943-2547
Fax 943-2745
Email: dolores.fine@co.ward.tx.us



COUNTY TREASURER
400 S Allen, Suite 302
Monahans, Texas 79756
Phone: 432-943-2841

Ward County Home Page
www.co.ward.tx.us




Hudspeth County, Texas:
 

Hudspeth County Appraisal District
County Courthouse, Sierra Blanca, Texas 79851-9998
Mailing address: Box 429, Sierra Blanca, Texas 79851-0429
Phone: 915-369-4118 Fax: 915-369-3621
 

Hudspeth County Tax Assessor-Collector
Hon. Lydia Kay Scarbrough
(P.O. Box 158 Sierra Blanca, TX 79851)
109 Brown Street
Sierra Blanca, TX 79851-0158
(915) 369-2331 fax: (915) 369-3005


Hudspeth District & County Clerk
Hon. Patricia Bramblett
Box 58 (Courthouse)
Sierra Blanca, TX 79851
(915) 369-2301
Hudspeth County Sheriff
Hon. Jerry Kresta
P.O. Box 39
Sierra Blanca, TX 79851

 

TX Real Estate (& related) State Laws:
http://home.earthlink.net/~laanderson/realty.htm


 

 


Humboldt County, Nevada:
 

Government Online Page www.hcnv.us/index.html

50 West 5th Street
Winnemucca, Nevada 89445

Humboldt County Building and Safety Department
25 West Fourth Street
Winnemucca, NV 89445
77`5-623-6322
(fax)775-623-6337
buildingdept@hcnv.us


Regional Planning Department
Contact Information
50 West Fifth Street
Winnemucca, NV 89445
Phone (775) 623-6393
Fax (775) 623-6395
planningjl@hcnv.us or planningsh@hcnv.us



Gina Rackley
Humboldt County Treasurer
Phone (775) 623-6444
Fax (775) 623-6440
50 West Fifth Street
Winnemucca NV 89445
e-mail: treasurer@hcnv.us


 

 

NV Real Estate (& related) State Laws:
Online web page http://www.leg.state.nv.us/nrs/


 

 

Clearwater County, Idaho:
 

Building/Planning & Zoning
Phone: 208-476-4815
Fax: 208-476-7263
Email:BP@clearwatercounty.org


Office Hours: Monday - Friday, 8 a.m. to 5 p.m.
Planning & Zoning Meeting - 6:30 p.m. every third Monday -- Courthouse


Clearwater County Treasurer
Jeannie Johnson
P.O. Box 707
Orofino, ID 83544
(208) 476-5213
Fax (208) 476-4842


Office hours: 8 a.m. to 5 p.m. Monday through Friday
cc_treasurer@clearwatercounty.org



Clearwater County Assessor
Mellisa Stewart
P.O. Box 626
Orofino, Idaho 83544
http://www.clearwatercounty.org/?HomePage

 

 



Nez Perce County, Idaho:


County Assessor:Dan Anderson Address:

1230 Main St./P.O. Box 896
Lewiston,ID 83501
Phone: (208) 799-3010
Email: DanAnderson@co.nezperce.id.us


County Treasurer: Barbara A. Fry
Address: P.O. Box 896
Lewiston, ID 83501
Phone: (208) 799-3030
Email: BarbFry@co.nezperce.id.us


Director: Randy Buttenhoff
Phone: (208) 799-3126
Email: RandyButtenhoff@co.nezperce.id.us



GIS Coordinator: Bill Reynolds
Phone: (208) 750-2055
Email: Billr@co.nezperce.id.us


Network Administrator: Mark Best
Phone: (208) 750-2054
Email: MarkBest@co.nezperce.id.us



Dept. Fax: (208) 750-2052
Nez Perce County Home Page
http://www.co.nezperce.id.us/DepartmentLinks/tabid/65/Default.aspx

 



 

ID Real Estate (& related) State Laws:
http://www3.state.id.us/idstat/TOC/55FTOC.htm




 

Kenai Borough, Alaska:
CLERK'S OFFICE
(907) 714-2160 OR
(800) 478-4441 EXT. 2160
(907) 714-2388 FAX
144 N. BINKLEY ST., SOLDOTNA, AK 99669

Kenai Peninsula Official Website
www.borough.kenai.ak.us



Alaska Real Estate (& related) State Laws:
http://www.touchngo.com/lglcntr/akstats/Statutes/Title34.htm

 



 

Cascade County, Montana:
121 4th St N, Suite 1B-1,
(Tribune Plaza Building)
406-454-6800


COUNTY BOARD OF COMMISSIONERS
325 2nd Ave North, Room 111

County Annex Building 406-454-6810
Cascade County


Planning Department
415 3rd St Northwest
Great Falls MT 59404-4106
Phone: (406) 454-6905
Fax: (406) 454-6903


TREASURER (Jess Anderson)
121 4th St North, Suite 1B-1, 406-454-6850


MT Real Estate (& related) State Laws:
http://data.opi.state.mt.us/bills/mca_toc/70.htm

 

 

 

 

 

 

 

 

Here are some details to consider when you are researching property:

 

PHOTOS:

Usually these are photos taken of/from the actual property being offered.  Occasionally you will see a photo of other lots in the area of the same mother-parcel which gives you a good view of the neighborhood.  General photos usually pertain to local area attractions and nearby communities.


DRIVING DIRECTIONS:

Generally, we personally have driven to every property we sell.

Be sure to contact Clark Callear, for specific driving directions before you head out.

Google maps and GPS coordinates (we have all that for you) are good but they do not tell the whole story!

TITLE INFORMATION:

We use a Warranty Deed guaranteeing clear Title and legal access

ZONING:

We sell only in accordance with local zoning regulations.

Your land is yours to use in any lawful way you see fit.

These parcels are "BUILDABLE" by current county and state laws.

UTILITIES:

If we have power, water, sewer or phone on, or near, the site we will usually advertise that on our auction page.

If there is no mention of public utilities you should assume that they are not readily accessible.

Cell phones generally do quite well in the higher elevations.


ROADS:

All of our properties are accessed by or are close to public roads.

When needed we also include, with warranty, a right-of-way easement between your property and the county road.

This easement is for ingress, egress and utilities.

Legal access is guaranteed.
 

EMERGENCY SERVICES:

Most properties are rural or remote

(With a cell phone you might get a helicopter... but don't count on it... lol)

 


PROPERTY TAX:

Taxes are pro-rated to correspond with our agreed closing date (date on our Real Estate Sales Agreement).

Taxes on vacant land are very low.  Contact the county assessor (see above) for exact amount.

We recommend that you list your property as "grazing land" whenever feasible.

This keeps the taxes low.

TYPE OF TERRAIN:

Our Montana, Idaho, and some of our Nevada land is fairly mountainous.

Our Texas, and most of our Arizona and Nevada land is flat.

PROPERTY PLAT MAP:

See Parcel Information for the specific county you are looking at.


TOPOGRAPHICAL MAPS:

We recommend TopoZone or TerraServer

We also can assist with getting you a topo map of your land.


INTERNAL CODE:

Also known as an APN number, a Geo Code or an Assessor's RP number.

Sometimes the county mappers are behind in updating their records.  Often the APN number will be referring to the "mother parcel" from which this lot was derived.

Use this number when requesting a county plat map.

 

 

 

To Wrap Up These Details...

Apache County Planning and Zoning Department says it best:

 On their website  they have a section that reads:

 

"Important Information About
Purchasing Land In Apache County"

(then we are given only the following link:)

Code Of The West

 

 

 

 

 Sample of:

REAL ESTATE SALES AGREEMENT

/CONTRACT FOR DEED

 This agreement made and entered by and between CLARK EDMOND CALLEAR and LEEANN CALLEAR, husband and wife, (or sometimes as an Idaho Limited Liability Company qualified to do business in the States of ID, AZ, and NV), of PO Box 843, Orofino, Idaho 83544, hereinafter referred to as SELLER, and [YOUR NAME AND ADDRESS HERE], hereinafter referred to as BUYER.

For and in consideration of the mutual covenants and agreements herein contained, to be kept and performed by the parties hereto, IT IS MUTUALLY AGREED AS FOLLOWS:

SELLER hereby agrees to sell to BUYER, and BUYER hereby agrees to purchase from SELLER, the following described parcel of real property situate in Navajo County, State of Arizona, known as:

[YOUR LEGAL DESCRIPTION HERE]

TOGETHER WITH all tenements, hereditaments and appurtenances thereto belonging, or in anywise appertaining, and the reversions, remainders, rents, issues and profits thereof.

SUBJECT TO all lawful easements and restrictions of record.

 

                                                                  II.

It is agreed by and between the parties that the purchase price of the property above described, in its current state of development, as being sold by SELLER to BUYER and being purchased from SELLER by BUYER is to be the sum of [YOUR  PRICE HERE].  Said purchase price to be paid as follows:

a. The sum of [YOUR DOWN PAYMENT HERE (winning bid)] paid as partial payment toward said purchase price.  Receipt of which is hereby acknowledged by SELLER’s signature below.

b. The further sum of [YOUR AGREED MONTHLY PAYMENT] Dollars ($XX) on or before XXXX, 2007, and a like sum ($XX) on or before the Xth day of each month thereafter until the entire deferred balance, together with accrued interest thereon shall have been fully paid.  Each monthly payment on the deferred balance shall include interest at the rate of Nine Percent (9%) per annum.   

BUYER shall have the right to prepay the principal amount outstanding in whole or in part, at any time, without penalty.  Interest has been pre-calculated and shall be accounted for as shown on attached amortization schedule (see attached Exhibit “A”).

Payments are to be paid directly to Straight Shooter Enterprises, LLC at PO Box 843, Orofino, ID 83544.

If BUYER fails to pay, any installment due hereunder, within seven (7) days after the due date of said installment, BUYER shall be required to pay an additional Twenty Five Dollar ($25.00) late fee as allowed by applicable Arizona law. Said late fee shall be immediately due and paid to SELLER at the time of payment of the past due installment.

 

                                         III.

Any taxes, utilities, insurance, or any other obligations that become due on said property shall be made current and pro-rated to correspond with the execution date of this contract.  Property taxes for 2008 will be pro-rated and paid at such time that they become due.  The County Assessor is often delayed in updating tax records showing current ownership in accordance with the County Clerk’s recorded instruments.  It is agreed that SELLER will continue to pay the property taxes until such time that the Assessor’s records are made current to reflect the new ownership as described in this Contract.  It is further agreed that BUYER will reimburse SELLER for SELLER’S share of said taxes upon the request of SELLER.

Both parties agree, that upon execution of this Contract, BUYER shall be permitted full use of said real property, assuming responsibility and acting in the capacity as though they were “owner-proprietor”.  Full conveyance of  the Premises to BUYER  shall take place when BUYER has made all the payments, observed and performed all covenants and conditions (as described in the following paragraph).  BUYER hereby releases SELLER of any responsibility whatsoever for any such, or related, losses or claims.  BUYER hereby agrees to hold SELLER harmless for any acts or negligence of any parties subsequent to the date of this Contract. 

Conveyance of Deed (Option #1): When BUYER shall, in the time and manner above specified, make all the payments, observe and perform all covenants and conditions herein made and provided, SELLER shall thereupon, by good and sufficient Warranty Deed, convey the Premises to BUYER as defined in above legal description.  Upon the execution of this Contract said Warranty Deed shall be prepared and placed in a safe deposit box  and kept in care of SELLER until such time that said covenants and conditions are satisfied.  Upon said satisfaction, said Warranty Deed shall be delivered to BUYER and this transaction will be closed, OR:

Conveyance of Deed (Option #2): For contracts with a duration of 90 days or more, and at SELLER'S option, the following method may be used to convey title: SELLER will execute, cause to be recorded, and convey to BUYER a Warranty Deed showing the Grantees thereof as both BUYER and SELLER as "Tenants in Common" to the above described real property. BUYER agrees to sign and deliver to SELLER a quitclaim deed to be kept by SELLER as security. In the event that BUYER shall default on this agreement (as described in Section IV below) it shall be optional with SELLER to record said quitclaim deed and regain full ownership of said real property. BUYER hereby agrees to accept this as an acceptable method for SELLER’S repossession in the event of such a default. When BUYER fulfills this contract said quitclaim deed shall be destroyed and SELLER will execute and convey a new quitclaim deed conveying full title to BUYER.

Regardless of whether said Option #1 or Option #2 is chosen, the liabilities and obligations of said parties, as described in the first two paragraphs of this Section "III" shall remain in effect at all times of the duration of this contract.

Possession of Premises may be taken by BUYER on the execution of this Contract. BUYER may enjoy peaceful enjoyment of Premises as long as BUYER is not in default of the covenants and conditions contained in this Contract, including the timely payment of monies stipulated herein.

                                                                             

                                                         IV.

In the event that it becomes necessary for either of the parties hereto to place this agreement in the hands of an attorney for enforcement of their rights hereunder, then the prevailing party shall be entitled to a reasonable attorney’s fee to be paid by the opposing party.  If BUYER is in default due to BUYER's failure to perform or comply with the covenants, conditions or terms of this Contract, SELLER may give BUYER written notice via email, or otherwise, specifying the default which has occurred and inform BUYER in such notice that such default must be cured within fifteen (15) days from the date of the Notice. In the event the default is not cured in the fifteen (15) day time period, then SELLER may give BUYER written notice specifying BUYER’s failure to cure the default and notifying BUYER that if the default continues for a period of an additional fifteen (15) days after service of the notice of failure to cure, that without further notice, this Contract shall immediately thereafter be void, cancelled and forfeited, and all improvements, buildings and all payments made on this Contract, including taxes and assessments, shall be forfeited to SELLER as liquidated damages, and SELLER shall be entitled to immediate peaceable possession of premises.  If  BUYER is found to be in default, as above stated, this Real Estate Sales Agreement/Contract for Deed shall be nullified and the relationship between SELLER and BUYER may, at SELLER's option, be reverted to that of a Landlord/Tennant, and any payments previously paid may be considered as though they had been rent, in accordance with the laws of the State of Arizona.

 

                                                         V.

The above described property is being conveyed “As-Is”, in its present condition.  BUYER hereby acknowledges that they have adequately performed necessary due diligence and are purchasing said property in it’s current state. The cost of processing this transaction is being paid by SELLER except for $199.00 previously paid by BUYER to SELLER, receipt of which is hereby acknowledged by SELLER’s signature below.  If either party desires any professional services including attorney services, escrow accounts, additional surveys, title insurance, etc., they shall be procured at the expense of the party desiring such service. 

This agreement shall bind the heirs, executors, administrators, successors and assigns of the respective parties hereto, and time is of the essence hereof.  There are no verbal agreements that alter the terms hereof and any alterations shall be agreed to in writing by both parties.

THE EXECUTION DATE OF THIS CONTRACT shall be the latter of the 2 signature dates shown below.

IN WITNESS WHEREOF, the parties have caused their names to be subscribed on said dates: 

SELLER: 

_________________________________________               [DATE], 2009

CLARK EDMOND CALLEAR

_________________________________________               [DATE], 2009

LEEANN CALLEAR

  

BUYER: 

_________________________________________               [DATE], 2009

[YOUR NAME] 

 

 

Exhibit “A” 

[Your Amortization Schedule will be attached here] :

 

 

Clark Callear

www.only500down.com

 

 

This Website is currently under construction.  It seems there is always new info that needs to be added.  Feel free to call 208-476-3186 or email clark@only500down.com for specific questions.  We have more county and state info, maps, photos, etc.).  Watch for more info coming soon.