If you own a seller-financed land note in McAllen, Texas and want to convert those monthly payments into immediate cash, you have come to the right place. The Rio Grande Valley has seen tremendous growth in land sales with owner financing, and many note holders are now discovering they can unlock the value of their notes without waiting years for full payment. Whether you sold a residential lot in McAllen, agricultural acreage near Edinburg, or a commercial tract in Mission, this guide will show you exactly how to sell your land note quickly and for the best possible price.
McAllen sits at the heart of one of the fastest-growing regions in Texas. The Rio Grande Valley's unique combination of affordable land prices, growing population, and proximity to the Mexican border has created a thriving market for seller-financed land transactions. If you were the seller who provided that financing, you now hold a valuable asset that can be converted to cash. For a complete overview of the entire process, see our complete guide to selling your Texas land note.
Why McAllen Note Holders Are Selling Their Land Notes
There are many reasons why McAllen area landowners who sold property with seller financing decide to sell their notes. Understanding your own motivation can help you make the right decision and time your sale appropriately.
Many note holders in the Rio Grande Valley originally provided financing because it helped them sell property faster. The buyer couldn't qualify for traditional bank financing, so you stepped in as the lender. Now, months or years later, you find yourself in a different situation. Perhaps you need capital for a business opportunity, medical expenses, retirement funding, or simply want to eliminate the hassle of collecting monthly payments.
The McAllen area presents unique circumstances that often lead note holders to sell. The region's economy is closely tied to cross-border trade, agriculture, and healthcare industries. Economic fluctuations can make that steady stream of note payments less attractive than a lump sum of cash you can deploy elsewhere. Additionally, many note holders who live outside the Valley find managing a note from a distance challenging, especially when payment issues arise.
If you find yourself tired of collecting payments month after month, you are not alone. The administrative burden of tracking payments, sending statements, and following up on late payments wears on many note holders. Selling your note eliminates this burden entirely while putting substantial cash in your hands.
Understanding the McAllen and Rio Grande Valley Land Market
The McAllen metropolitan area encompasses Hidalgo County and has experienced remarkable growth over the past two decades. This growth directly impacts the value of land notes secured by properties in the region. When you understand the local market dynamics, you can better appreciate what makes your note valuable to buyers like Longhorn Money Services.
Hidalgo County's population has grown significantly, driving demand for both residential and commercial land. Cities like McAllen, Edinburg, Mission, and Pharr have expanded their boundaries, turning previously rural acreage into developable land. This growth trajectory means properties securing land notes often have appreciated since the original sale, providing additional security for note buyers.
The agricultural sector remains vital to the Valley's economy. Citrus groves, vegetable farms, and ranch land are commonly sold with owner financing. These agricultural notes have their own characteristics that experienced buyers understand. Longhorn Money Services has been buying notes secured by Valley agricultural properties for over 42 years, so we know how to properly evaluate these unique assets.
Border proximity creates additional economic activity through international trade, manufacturing, and retail. The Anzalduas International Bridge and other crossings facilitate billions of dollars in commerce annually. This economic foundation supports property values and, by extension, the notes secured by those properties.
Ready to see what your McAllen area note is worth? Get My Offer — it's free, fast, and there's zero obligation.
How Selling Your Land Note Works in McAllen
The process of selling your McAllen land note is straightforward when you work with an experienced direct buyer. Unlike selling real estate, which can take months and involve countless showings, selling your note is a documentation-driven process that can be completed in as little as two to three weeks. For a detailed breakdown of each step, review our step-by-step selling guide.
The first step is providing basic information about your note. This includes the original note amount, current balance, interest rate, monthly payment, remaining term, and payment history. You will also need information about the property securing the note and the buyer making payments to you. This initial information allows us to provide a preliminary quote, often within 24 hours.
Once you accept a preliminary offer, we move into due diligence. This involves reviewing your actual documents, verifying payment history, and evaluating the property. We work with title companies in Hidalgo County who are experienced with these transactions. They will verify the note and deed of trust are properly recorded and that no title issues exist.
After due diligence confirms everything is in order, we proceed to closing. The title company prepares assignment documents that transfer your interest in the note and security instrument to Longhorn Money Services. You sign these documents, and we wire funds directly to your bank account. The entire process is designed to be as simple and stress-free as possible.
Documents You Need to Sell Your McAllen Land Note
Having your documents organized speeds up the selling process considerably. While we can help you locate missing documents, having them ready from the start means faster closing and cash in your hands sooner. Our complete document checklist provides full details, but here are the essentials for McAllen area transactions.
The promissory note is the most critical document. This is the borrower's written promise to pay you. It specifies the loan amount, interest rate, payment schedule, and other terms. If you cannot locate the original, contact us anyway, as there are ways to work around missing originals in certain circumstances.
The deed of trust or contract for deed secures the note against the property. This document was recorded in Hidalgo County when the transaction closed, so a copy can be obtained from county records if needed. It gives you the right to foreclose if the borrower defaults, which is what gives your note its value.
Payment records prove the borrower's payment history. Bank statements showing deposits, a payment ledger you maintained, or copies of checks all work. Strong payment history with no late payments significantly increases your note's value. Even if there have been some late payments, we still buy notes with imperfect histories.
Additional helpful documents include the original closing documents, property survey, title insurance policy, and any correspondence with the buyer. The more documentation you have, the smoother the transaction proceeds.
What Determines Your McAllen Land Note's Value
Understanding how land notes are valued helps you set realistic expectations and recognize a fair offer when you receive one. Several factors influence what a buyer will pay for your note, and McAllen area notes have some specific considerations.
The interest rate on your note significantly impacts value. Higher interest rates mean more income for the note buyer, which translates to higher purchase prices for you. Notes with rates below market often sell at larger discounts. When you understand typical discount rates, you can better evaluate offers.
Down payment amount matters tremendously. If your buyer put substantial cash down when purchasing the property, they have equity at stake, making them less likely to default. Notes with minimal down payments carry more risk and sell for less. The Rio Grande Valley market often sees lower down payments, but experienced buyers like Longhorn Money Services know how to evaluate these notes fairly.
Payment history speaks volumes about your buyer's reliability. Twelve or more months of on-time payments demonstrates the borrower takes their obligation seriously. Late payments, missed payments, or defaults reduce value but do not necessarily make your note unsellable. We regularly purchase notes with payment problems that other buyers reject.
The property itself serves as collateral. Its location, value, condition, and marketability all factor into the equation. McAllen area properties benefit from the region's growth and economic stability. A property in a growing area of Hidalgo County typically supports higher note values than one in a stagnant or declining area.
Time seasoning refers to how long the note has been paying. New notes with only a few payments have more risk than notes with years of established payment history. Generally, notes become more valuable to buyers after 12 months of seasoning.
Why Choose a Direct Buyer Instead of a Broker
When selling your McAllen land note, you have two primary options: work with a note broker or sell directly to a buyer like Longhorn Money Services. The difference between these approaches can mean thousands of dollars in your pocket.
Note brokers act as intermediaries. They take your note information, shop it to various buyers, and earn a commission when a sale closes. That commission typically ranges from 2% to 10% of the transaction amount. On a $75,000 note, broker fees could consume $1,500 to $7,500 of your proceeds. Understanding broker fee structures reveals why many sellers prefer direct buyers.
Direct buyers like Longhorn Money Services use their own capital to purchase notes. There is no middleman taking a cut of the transaction. When we quote you a price, that is what you receive at closing. We have over $5 million per month available to purchase notes, so funding is never an issue.
Working with a direct land note buyer also typically means faster closings. Brokers must find a buyer, negotiate terms, and coordinate between multiple parties. We make decisions in-house and can move as quickly as your situation requires. For urgent needs, we have closed transactions in as little as seven days.
With 42 years of experience buying notes specifically in Texas, including countless transactions in the Rio Grande Valley, we bring expertise that many brokers and out-of-state buyers simply cannot match. We know Hidalgo County, understand Valley property values, and can evaluate your note fairly without guesswork.
Skip the broker fees and sell direct. Get My Offer today and keep more of your money. Or call George at (210) 828-3573.
Full Sale vs. Partial Sale: Your Options Explained
When selling your land note, you are not limited to an all-or-nothing decision. You can sell your entire note for a lump sum, or you can sell just a portion of the payments. Understanding full vs. partial sales helps you choose the option that best fits your needs.
A full sale means you transfer all remaining payments to the buyer in exchange for a lump sum. You receive your cash and have no further involvement with the note. The buyer collects all future payments and handles any issues that arise. This is the most common choice for sellers who want a clean break and maximum immediate cash.
A partial sale allows you to sell a specified number of payments while retaining ownership of the remaining payments. For example, if your note has 120 payments remaining, you might sell the first 60 payments. You receive cash now, and after those 60 payments are collected, ownership of the note reverts to you for the remaining payments.
Partial sales work well when you need some cash now but want to preserve future income. They can also make sense if you believe your note's terms will be more valuable in the future, perhaps because you expect property values to increase or the buyer's payment history to strengthen.
The trade-off is that partial sales typically result in a higher per-payment discount than full sales, because the buyer has more risk and administrative costs relative to the amount purchased. We can quote you both options so you can make an informed decision based on your specific situation.
How Long Does It Take to Sell Your Note in McAllen
One of the most common questions we receive is about timing. Our complete timeline guide covers this in detail, but here is what McAllen area sellers can typically expect.
Standard transactions close in two to three weeks. This allows time for document review, property evaluation, title work, and closing preparation. If you have all your documents organized and respond promptly to requests, you might close even faster.
For urgent situations, we can expedite the process significantly. When note holders face time-sensitive needs, whether medical emergencies, business opportunities, or other pressing circumstances, we have closed transactions in as little as seven days. This requires cooperation from all parties and may involve additional fees for rush title work.
The factors that most commonly slow transactions include missing documents, title issues that need resolution, difficulty contacting the payor for verification, and delays in obtaining payoff information for any underlying obligations. Working with an experienced buyer who knows how to navigate these challenges helps keep things on track.
We work with title companies throughout the Rio Grande Valley who understand note transactions. Their familiarity with the process and local recording requirements helps ensure smooth, timely closings.
Mistakes to Avoid When Selling Your McAllen Land Note
Selling a land note involves financial and legal considerations that trip up many sellers. Being aware of common mistakes helps you avoid them and maximize your proceeds.
Accepting the first offer without shopping around can leave money on the table. While we are confident in our offers, we encourage you to understand the market. What matters most is working with a reputable buyer who provides transparent pricing and follows through on their commitments.
Failing to understand the tax implications of your sale can create unpleasant surprises. The tax treatment of note sales depends on factors like how you acquired the note, your basis, and whether you report on cash or accrual accounting. Consulting with a tax professional before closing helps you plan appropriately.
Not verifying the buyer's credibility leads to frustration and wasted time. Some note buyers make offers they cannot fund, or drag out transactions indefinitely. Longhorn Money Services has been in business for over 42 years and has the capital to close transactions promptly. We can provide references from previous sellers if you want additional assurance.
Overlooking the note's current status can complicate sales. Before marketing your note, verify the borrower is current on payments, confirm the remaining balance, and review the note terms. Discovering problems during due diligence delays closing and can reduce your sale price.
Attempting to hide problems with the note backfires. If your borrower has missed payments or the property has issues, disclose this upfront. Experienced buyers expect some imperfect notes and can work with various situations. Hiding problems that surface during due diligence damages trust and can kill deals entirely.
Selling Your Note vs. Foreclosing on the Buyer
If your buyer has stopped making payments, you face a choice between selling the note or foreclosing. Each option has advantages and disadvantages worth considering.
Foreclosure returns the property to you but involves costs, time, and uncertainty. In Texas, non-judicial foreclosure on deeds of trust is relatively efficient, but you still face attorney fees, posting requirements, and potential deficiency issues. Contract for deed remedies vary based on how much the buyer has paid. Either way, you end up with property to manage or resell rather than cash.
Selling a non-performing note puts cash in your hands immediately and transfers the collection or foreclosure burden to the buyer. Yes, non-performing notes sell at larger discounts than performing notes, but you eliminate risk, time, and aggravation. For many note holders, this trade-off makes sense.
We buy non-performing notes throughout the Rio Grande Valley. If your buyer has stopped paying or pays inconsistently, we can still make you an offer. Our experience handling troubled notes means we can often pay more than sellers expect.
Special Considerations for Rio Grande Valley Notes
The McAllen area and broader Rio Grande Valley have characteristics that make local expertise valuable when buying and selling land notes. Having worked in this market for decades, Longhorn Money Services understands these nuances.
Proximity to the Mexican border affects both property values and buyer demographics. Many note payors have income sources or family ties on both sides of the border. Understanding these dynamics helps us evaluate notes that less experienced buyers might reject or undervalue.
Agricultural properties are common in the Valley. Citrus groves, vegetable farms, and ranch land secure many notes. These properties require specialized valuation approaches that consider water rights, agricultural exemptions, and commodity market factors. Our experience with agricultural notes means fair evaluation of these assets.
The Valley's strong rental market supports property values. Whether notes are secured by residential lots, mobile home properties, or potential multifamily sites, the robust demand for housing supports collateral values.
We serve all of Hidalgo County including McAllen, Edinburg, Mission, Pharr, Weslaco, Mercedes, San Juan, Alamo, Donna, La Joya, and rural areas throughout the county. We also buy notes in neighboring Cameron, Starr, and Willacy counties. If your property is in the Valley, we want to make you an offer.
Got a Rio Grande Valley land note? Get My Offer from the note buyer with 42 years of Texas experience.
Types of McAllen Land Notes We Purchase
Longhorn Money Services buys a wide variety of land notes in the McAllen area. Unlike some buyers who cherry-pick only perfect notes, we consider notes with various characteristics.
We purchase notes secured by residential lots where buyers are building or planning to build homes. These are common throughout McAllen's expanding subdivisions. We buy notes on rural acreage in the colonias and unincorporated areas. These properties may lack utilities or improvements but still have value as collateral.
Commercial land notes are welcome, whether secured by developed properties or vacant land zoned for commercial use. The Valley's growing retail and service economy creates demand for commercial land, supporting these note values.
Agricultural notes on citrus groves, farmland, and ranch properties fall within our expertise. We understand the cyclical nature of agriculture and can evaluate these properties appropriately.
Notes with characteristics other buyers reject often find a home with us. Low down payments, small balances, imperfect payment histories, and contract for deed structures are all acceptable. We have the experience to evaluate non-standard notes and the capital to purchase them.
We buy performing notes, sub-performing notes, and non-performing notes. Your buyer's current payment status affects value but does not determine whether we will make an offer. Contact us to discuss your specific situation.
How to Get Started Selling Your McAllen Land Note
Beginning the process is simple. We have designed our approach to be straightforward and pressure-free, respecting your time and your decision-making process.
Start by gathering basic information about your note. You do not need every document in hand for an initial quote. Knowing the approximate current balance, monthly payment, interest rate, and general property location allows us to provide a preliminary indication of value.
Visit longhornmoneyservices.com and click Get My Offer. Complete the simple form with your note information. We typically respond with a preliminary quote within 24 hours. There is no obligation and no pressure.
Alternatively, call George directly at (210) 828-3573. We can discuss your note over the phone and answer any questions you have about the process. With 42 years in the Texas note buying business, George has seen virtually every situation and can provide guidance specific to your circumstances.
Once you receive a quote and decide to proceed, we will request documents for due diligence and begin the title process. We handle the paperwork and coordination, making the experience as simple as possible for you. Our goal is getting you cash quickly with minimal hassle on your part.
Why McAllen Note Holders Choose Longhorn Money Services
Choosing the right buyer for your land note matters. The market includes everyone from individual investors to large institutional buyers, with varying levels of experience, capital, and reliability. Here is why McAllen area note holders consistently choose Longhorn Money Services.
We are direct buyers using our own capital. No broker commissions reduce your proceeds. The price we quote is the price you receive. We have over $5 million per month available for note purchases, so funding is never in question.
Our 42 years of Texas experience means we understand local markets, including the unique characteristics of the Rio Grande Valley. We have purchased notes in Hidalgo County for decades and know the area well. This local knowledge translates to fair evaluations and smooth transactions.
We buy notes other buyers reject. Low down payments, small balances, imperfect payment histories, agricultural properties, and contract for deed structures are all within our purchasing criteria. If another buyer turned you down, we may still make an offer.
Fast closings are our specialty. Standard transactions close in two to three weeks, with expedited closings available when urgency demands. We work with efficient title companies and maintain systems designed for speed without sacrificing accuracy.
Transparency guides our process. We explain our evaluation, answer your questions, and provide clear documentation. No hidden fees or surprise deductions appear at closing. What we quote is what you get.
We serve all 254 Texas counties, including every community in the Rio Grande Valley. Whether your property is in McAllen proper or a rural corner of Hidalgo County, we want to make you an offer. We also work with note holders across Texas, so if you have notes in Houston, San Antonio, Corpus Christi, or anywhere else in the state, we buy those too.
Frequently Asked Questions About Selling Land Notes in McAllen
How fast can I sell my land note in McAllen?
With a direct buyer like Longhorn Money Services, you can close in as little as 7 days for urgent situations, or 2-3 weeks for standard transactions. We handle all the paperwork and work with local title companies familiar with Hidalgo County procedures. See our timeline guide for detailed information.
Do you buy land notes with low down payments in the Rio Grande Valley?
Yes, we specialize in buying notes that other buyers reject, including those with low down payments, small balances, or less-than-perfect payment histories. The Rio Grande Valley market often has these types of notes, and we have 42+ years of experience evaluating them fairly.
What documents do I need to sell my McAllen land note?
You will need the original promissory note, deed of trust or contract for deed, payment history, property information, and any correspondence with the buyer. We can help you locate missing documents if needed. Our document guide provides complete details.
How much is my McAllen land note worth?
Your note value depends on factors like remaining balance, interest rate, payment history, down payment amount, property value, and time seasoning. McAllen notes typically receive competitive offers due to the strong Rio Grande Valley real estate market. Our valuation guide explains the key factors. Contact us for a free, no-obligation quote.
Is it better to use a broker or sell directly in McAllen?
Selling directly to a note buyer like Longhorn Money Services means no broker commissions eating into your proceeds. Brokers typically charge 2-10% of the transaction, which on a $50,000 note could mean $1,000-$5,000 less in your pocket. Learn more in our broker vs. direct buyer comparison.
Can I sell just part of my land note payments?
Yes, partial sales are an option. You can sell a specific number of payments while retaining ownership of the remaining payments. This gives you cash now while preserving some future income. Our partial sale guide explains how this works.
Do you buy notes on properties throughout Hidalgo County?
Absolutely. We buy land notes across all of Hidalgo County including McAllen, Edinburg, Mission, Pharr, Weslaco, Mercedes, and all rural areas. We also buy in Cameron, Starr, and Willacy counties. We have been buying notes in the Rio Grande Valley for over four decades.
Take the Next Step: Get Your Free McAllen Land Note Quote
If you hold a seller-financed land note in McAllen or anywhere in the Rio Grande Valley, now is an excellent time to explore your options. Property values in the region remain strong, and the market for notes continues to be active. Whether you want to eliminate the hassle of collecting payments, need cash for another purpose, or simply prefer a lump sum over monthly payments, selling your note makes sense for many holders.
Longhorn Money Services has been buying land notes in Texas for over 42 years. We bring unmatched experience, substantial capital, and a commitment to fair dealing to every transaction. We buy notes other buyers reject, close quickly, and put the full quoted amount in your pocket without broker commissions.
Getting a quote is free and creates no obligation. You have nothing to lose by learning what your note is worth. Visit longhornmoneyservices.com and click Get My Offer to receive your quote, typically within 24 hours. Or call George directly at (210) 828-3573 to discuss your note personally.
Your Rio Grande Valley land note represents real value. Let Longhorn Money Services help you unlock that value with a fair price, fast closing, and professional service. We look forward to making you an offer.
Ready to convert your McAllen land note to cash? Get My Offer now — free quote in 24 hours, close in as little as 7 days, no broker fees. Or call George at (210) 828-3573 to discuss your note today.