Sell Land Note Rio Grande Valley Texas: Cash for Your Note

If you're holding a seller-financed land note in the Rio Grande Valley and wondering how to convert those future payments into immediate cash, this guide will show you exactly how. The Valley — from Brownsville to McAllen to Rio Grande City — has seen explosive land sales activity in recent years, and many property sellers who provided owner financing are now looking to cash out their notes. Whether your property is in one of the Valley's booming cities or out in the rural colonias, Longhorn Money Services buys land notes throughout the entire Rio Grande Valley region.

The Rio Grande Valley represents one of Texas's most dynamic and fastest-growing regions. The four-county metro area spanning Cameron, Hidalgo, Starr, and Willacy counties has experienced tremendous population growth, driving land values and creating opportunities for property owners. Many of those opportunities involved seller financing, creating land notes that can now be converted to cash. For the complete overview of the selling process, start with our comprehensive guide to selling your Texas land note.

Understanding the Rio Grande Valley Land Market

The Rio Grande Valley occupies a unique position in Texas. Stretching along the Mexican border from Brownsville at the Gulf of Mexico westward through McAllen, Edinburg, Mission, and beyond to Rio Grande City, the Valley combines agricultural heritage with rapid urban growth. Understanding this market helps you appreciate why your land note has value and how to maximize what you receive when selling.

Agriculture has historically driven the Valley economy. The subtropical climate allows year-round growing, with citrus orchards, vegetable farms, and cotton fields covering much of the landscape. Winter Texans have flocked to the region for decades, drawn by mild weather and affordable living. These factors created sustained demand for land that continues today.

More recently, the Valley has experienced urban and suburban expansion that rivals anywhere in Texas. The McAllen-Edinburg-Mission metropolitan area ranks among the fastest-growing in the nation. New residential subdivisions, commercial centers, and industrial parks have transformed former agricultural land into thriving communities. This growth has pushed land values higher and created countless seller-financing opportunities.

Colonias — unincorporated communities often lacking infrastructure like paved roads, water systems, and sewers — represent a significant portion of Valley land transactions. Many colonia lots were sold with owner financing to families seeking affordable paths to land ownership. These notes can absolutely be sold for cash, regardless of the property's infrastructure status.

The combination of agricultural land, urban expansion, and colonia development creates a diverse land note market in the Valley. Longhorn Money Services has been buying notes secured by all types of Valley properties for over 42 years, giving us deep understanding of local values and conditions.

Why Rio Grande Valley Note Holders Choose to Sell

Land note holders throughout the Valley decide to sell their notes for varied reasons. Understanding these motivations helps you recognize that selling is a reasonable choice made by thousands of Texans every year.

Family financial needs often drive selling decisions. The Valley has strong family traditions, and many note holders find that converting future payments to immediate cash helps them support children's education, assist aging parents, or respond to unexpected family situations. A land note paying $400 per month for the next 10 years might be worth $35,000 or more in cash today — money that can make an immediate difference.

Business investments create opportunities that require capital. Valley entrepreneurs see chances to expand existing businesses, purchase equipment, or launch new ventures. Using land note proceeds for business investment can generate returns that exceed what the note itself would have produced over time.

Retirement planning motivates many sellers. After years of managing rental properties or collecting note payments, simplifying financial affairs becomes attractive. Converting a land note to a lump sum provides retirement security without ongoing administration.

Relocation away from the Valley prompts note sales regularly. When careers or family situations take people to Houston, Dallas, or beyond, managing a land note from hundreds of miles away loses its appeal. Selling provides clean separation from local financial obligations. If you're tired of collecting payments while living far from your property, selling makes sense.

Estate planning and inheritance situations create complexity that selling resolves. When land notes pass to multiple heirs who live in different locations and have different financial needs, selling the note and dividing cash becomes far simpler than managing shared ownership of the note itself.

Payment collection challenges frustrate some note holders. Late payments, communication difficulties with buyers, or uncertainty about whether payments will continue creates stress. Selling eliminates these concerns and provides guaranteed cash. For notes with serious payment problems, review our guide to selling non-performing notes.

All Valley Counties Covered

Longhorn Money Services buys land notes secured by property throughout the entire Rio Grande Valley. Our 42 years of experience includes thousands of transactions in Valley counties, giving us unmatched familiarity with local conditions and values.

Cameron County anchors the eastern Valley, including Brownsville, Harlingen, San Benito, and Los Fresnos. The county combines border commerce, agricultural production, and beach communities at South Padre Island. We actively purchase notes secured by properties throughout Cameron County, from urban lots in Brownsville to rural acreage near the coast.

Hidalgo County forms the heart of the Valley, containing McAllen, Edinburg, Mission, Pharr, Weslaco, and Mercedes among its many cities. As the most populous Valley county and one of the fastest-growing in Texas, Hidalgo has seen tremendous land activity and seller-financed transactions. We buy notes throughout the county, including in the many colonias that surround incorporated cities.

Starr County extends the Valley westward along the river, with Rio Grande City as its county seat. The county's mix of ranch land, agricultural property, and growing residential areas creates diverse land note opportunities. We purchase notes secured by all types of Starr County properties.

Willacy County occupies the northeastern portion of the Valley, including Raymondville and the rural communities surrounding it. Agricultural land dominates the county, and we buy notes secured by farming property as well as residential lots.

No matter where in the Valley your property is located, we can evaluate your note and provide a fair offer. We also buy notes throughout the rest of Texas, including major cities like Houston, San Antonio, Dallas, and Laredo.

How Rio Grande Valley Land Notes Are Valued

Understanding how note buyers evaluate your Valley land note helps you assess offers and recognize fair pricing. Several factors combine to determine your note's market value.

The remaining principal balance provides the starting point for valuation. If your buyer still owes $45,000 on a lot they purchased for $60,000 with owner financing, that $45,000 represents the foundation for calculating your note's value. However, you'll receive a discounted amount when you sell, reflecting the time value of money and risk factors. Our guide to discount rates explains this concept thoroughly.

Interest rate significantly affects value. A note carrying 9% interest generates more income than one at 6%, making it more valuable to buyers. Valley land notes often carry competitive interest rates that make them attractive purchases.

Payment history demonstrates reliability. Has your buyer paid on time every month? That perfect record increases your note's value. Late payments, missed payments, or inconsistent payment patterns decrease value because they indicate higher risk. The factors determining note value include this payment history prominently.

Down payment amount indicates buyer commitment. A buyer who put 25% down has substantial equity at stake and strong motivation to continue paying. A buyer who put only 5% down has less invested, creating higher default risk. This factor affects pricing.

Property characteristics specific to the Valley influence valuation. Urban lots in established neighborhoods with full infrastructure command different values than colonia lots lacking water or sewer connections. Agricultural land with irrigation rights differs from dry farmland. Location within or outside city limits, proximity to commercial development, and road access all factor into calculations.

Remaining term affects pricing as well. A note with 5 years of payments remaining is valued differently than one with 20 years remaining due to time value of money principles. Shorter remaining terms generally command smaller discounts.

The Selling Process for Valley Land Notes

Selling your Rio Grande Valley land note follows a straightforward process that typically completes within 2-4 weeks. Working with a direct buyer like Longhorn Money Services streamlines the transaction and eliminates broker commissions.

The process starts when you request your free quote. You'll provide basic information about your note — remaining balance, interest rate, payment amount, property location — and we'll calculate a preliminary offer within 24 hours. This initial step costs nothing and creates no obligation. Our detailed step-by-step guide walks through each phase.

When you're interested in our preliminary offer, we'll request documentation to verify the note's terms and property condition. The essential documents include your original promissory note, deed of trust, and payment records. Don't worry if your documentation is incomplete — we can often work around missing paperwork or help you obtain what's needed.

Our team conducts due diligence on your note and the underlying property. For Valley properties, this includes reviewing county records, verifying tax status, confirming the buyer's current payment situation, and assessing property value. Our decades of Valley experience allow accurate evaluation without delays.

Following due diligence, we provide a final written offer specifying your exact cash amount and outlining the closing process. If you accept, we prepare documents and coordinate with the title company. Most transactions close within 2-3 weeks after acceptance. Urgent situations can close in as little as 7 days. Learn more about timing for land note sales.

At closing, you receive your cash via wire transfer or check. Your buyer continues making payments, but now they pay Longhorn Money Services. Your involvement ends completely, and you walk away with immediate funds.

Colonia Land Notes in the Rio Grande Valley

Colonias represent a distinctive aspect of Valley land ownership that warrants specific discussion. These unincorporated communities, many lacking standard infrastructure, have been home to seller-financed land transactions for decades. If you hold a note secured by colonia property, you can absolutely sell it.

Colonia lots were frequently sold with owner financing because buyers often couldn't qualify for traditional mortgages due to income documentation challenges, credit history, or the properties themselves not meeting conventional lending standards. This created numerous land notes now held by original sellers or their heirs.

Many note buyers shy away from colonia notes due to unfamiliarity with the market or assumptions about value. Longhorn Money Services takes a different approach. Our 42 years of Valley experience includes countless colonia note purchases. We understand these properties and can accurately evaluate notes secured by them.

Infrastructure status affects valuation but doesn't disqualify your note. A colonia lot with water and electricity connections is worth more than one without, but both can secure notes we're willing to purchase. Road access, lot size, and location within the colonia influence our evaluation as well.

Payment history matters significantly for colonia notes. Buyers who have consistently paid despite modest means demonstrate reliability that adds value. Long payment histories are particularly valuable because they show sustained commitment to the property.

If you hold a colonia land note and have been told it's not sellable, contact us for a different perspective. We evaluate each note individually and have purchased many notes that other buyers rejected.

Why Work With a Direct Buyer for Your Valley Note

When selling your Rio Grande Valley land note, choosing between a broker and a direct buyer significantly affects your proceeds and experience. Understanding this distinction helps you make the best choice.

Note brokers function as intermediaries. They don't buy your note themselves but instead shop it to their network of actual buyers, taking a commission when a sale occurs. This commission typically ranges from 5% to 15% of the sale price — money that comes out of what you receive. Our comprehensive comparison details these differences.

Longhorn Money Services is a direct buyer. We purchase your note with our own capital, eliminating middlemen and their commissions. When we quote you a price, that's what you receive at closing. No hidden fees, no surprise deductions, no commission carve-outs.

The financial impact of broker fees adds up quickly. On a $50,000 Valley land note, a broker's 10% commission costs you $5,000. Working directly with us keeps that $5,000 in your pocket where it belongs.

Direct buyers also provide faster, smoother transactions. We control the entire process without needing external approvals or investor coordination. Decisions happen quickly because you're dealing with the actual decision-maker. Our direct buyer approach has served Texas note holders well for over four decades.

Communication improves when working directly with a buyer. Questions get answered by someone who can actually make decisions. Updates don't get lost between multiple parties. When you call Longhorn Money Services, you reach George Mack, who has bought Texas land notes for 42 years and can address any concern immediately.

Partial vs Full Sale Options

You don't have to sell your entire land note if that doesn't suit your situation. Longhorn Money Services offers both full and partial purchase options, giving you flexibility to structure the transaction according to your needs.

A full sale means selling all remaining payments for a lump sum. You receive cash representing the total value of your note (at an appropriate discount), and your connection to the note ends completely. This option maximizes immediate cash and eliminates all ongoing involvement.

A partial sale lets you sell some payments while keeping others. For example, if your buyer owes 120 monthly payments, you might sell payments 1-48 for immediate cash while retaining payments 49-120 for future income. This approach provides cash now while preserving long-term returns. Our partial sale guide explores this option in depth.

The choice between full and partial sales depends on your specific circumstances. Consider how much cash you need immediately versus how much future income you want to preserve. Evaluate the discount rates for each option. Think about whether maintaining any connection to the note appeals to you or creates unwanted complexity.

For Valley note holders, partial sales can be particularly useful when you need capital for a specific purpose — home repairs, business investment, family expenses — but want to preserve ongoing income for the future. We provide quotes for both options so you can compare and decide.

Common Scenarios for Valley Note Sellers

Over four decades of buying Valley land notes, we've worked with sellers in countless situations. Here are some scenarios we frequently encounter and how we help note holders navigate them.

The relocating family represents a common client profile. They sold property in the Valley with owner financing, then moved to Houston, Dallas, or out of state for work opportunities. Managing a land note from afar — dealing with payment issues, staying aware of property conditions, potentially handling foreclosure if needed — becomes burdensome. Selling the note provides clean separation and immediate cash to invest in their new location.

Estate settlement brings many families to us. When a Valley property owner passes away, their land note becomes part of the estate. Heirs who live in different cities, have different financial needs, and want to settle the estate efficiently often find selling the note to be the best solution. Cash divides more easily than shared ownership of payment streams.

Agricultural transition creates selling opportunities. Farming families who sold portions of their land over the years accumulated land notes. When the next generation moves away from agriculture, converting those notes to cash provides capital for new pursuits. We understand agricultural property values and can evaluate these notes accurately.

Business capital needs drive some transactions. Valley entrepreneurs see opportunities requiring quick capital — inventory purchases, equipment upgrades, expansion into new markets. Selling a land note provides funds faster than traditional financing, often within 2-3 weeks. Our ability to close quickly helps Valley business owners capitalize on time-sensitive opportunities.

Retirement simplification motivates many sellers. After years of tracking payments, maintaining records, and dealing with buyer communications, simplifying finances becomes attractive. Converting a land note to cash — then investing that cash in whatever way suits retirement goals — eliminates ongoing administration while providing financial security.

Avoiding Mistakes When Selling Your Valley Note

Selling a land note for the first time involves unfamiliar territory. Learning from others' mistakes helps you navigate successfully and maximize your proceeds.

Waiting too long to sell ranks among the costliest errors. If your buyer currently has a perfect payment record, your note commands its best price. Waiting until they start missing payments or paying late decreases your note's value significantly. Sell while the note is performing well. Our guide to common mistakes covers additional pitfalls.

Failing to compare offers leaves money on the table. Different note buyers use different evaluation criteria, and offers can vary substantially. Get quotes from multiple sources before accepting any offer. However, be wary of lowball offers followed by price reductions after you've committed — this bait-and-switch tactic wastes your time.

Not preparing documentation causes delays. Hunting for your promissory note, deed of trust, and payment records while a transaction is pending creates stress and slows closing. Review our documentation checklist and gather materials before requesting quotes.

Ignoring tax implications creates surprises. Selling a land note has tax consequences that vary based on your original sale structure and overall tax situation. While we're not tax advisors, our tax implications overview provides helpful context. Consult your accountant before closing.

Working with buyers unfamiliar with Valley properties creates problems. Someone who doesn't understand colonia lot values, agricultural land pricing, or Valley market dynamics may undervalue your note or create complications during due diligence. Choose a buyer with demonstrated Valley experience.

Our 42 Years of Valley Note Buying Experience

Longhorn Money Services has purchased land notes throughout the Rio Grande Valley since 1983. Four decades of experience in this specific region means we understand local land values, market dynamics, and the unique factors affecting Valley properties.

We've bought notes secured by every type of Valley property: urban lots in McAllen and Brownsville, agricultural land in Willacy County, colonia properties throughout Hidalgo County, ranch land in Starr County, and everything between. This experience allows accurate evaluation and fair offers reflecting true market value.

Our principal, George Mack, has personally overseen thousands of Valley note purchases. Working with us means working with someone who has encountered every situation, solved every problem, and built a reputation for fair dealing over more than four decades.

We maintain relationships with Valley title companies, closing attorneys, and other professionals who facilitate smooth transactions. When issues arise during due diligence — title questions, survey concerns, documentation gaps — we know how to resolve them efficiently. Our local knowledge and professional network help transactions close on time.

Our capacity to purchase up to $5 million in notes monthly means we handle notes of any size. Whether your Valley land note has a balance of $12,000 or $400,000, we have capital available without seeking outside funding or investor approval.

We Buy Small Balance and Low Down Payment Notes

Many note buyers refuse to purchase smaller notes or notes where buyers made minimal down payments. These notes don't fit their business models, leaving Valley note holders without options. Longhorn Money Services operates differently.

We buy small balance land notes others reject. If your remaining balance is $8,000, $15,000, or $20,000, we're interested. Valley land transactions often involve modest-priced lots creating smaller notes that some buyers consider not worth their time. We disagree — every note holder deserves selling options.

Low down payment notes don't scare us away. While a buyer who put 30% down presents lower risk than one who put 5% down, we evaluate the complete picture. Payment history, time since origination, current property value, and other factors affect our evaluation alongside down payment percentage. Consistent payment performance despite a small initial down payment demonstrates buyer reliability.

We also purchase notes other Texas land note buyers consider too complex. Notes with unusual terms, multiple payees, or complicated structures can often be purchased when other buyers give up. Our experience allows creative problem-solving that opens possibilities.

Frequently Asked Questions About Selling Valley Land Notes

How quickly can I sell my Rio Grande Valley land note?
Most transactions close within 2-4 weeks from initial contact. Timeline depends primarily on how quickly you provide documentation and any complexity in your specific situation. Urgent situations can close in as little as 7 days. Our experience with Valley properties and established processes enable efficient transactions without cutting corners.

Do you buy notes secured by colonia properties?
Yes, we actively purchase colonia land notes throughout the Valley. Our 42 years of local experience includes extensive colonia note buying. Infrastructure status affects valuation but doesn't disqualify your note. We evaluate each situation individually.

What if my buyer has been paying late?
Notes with imperfect payment histories can still be sold. Late payment history affects our offer price, but it doesn't necessarily disqualify your note. We evaluate overall patterns, including how recently issues occurred and whether the buyer returned to consistent payment. For seriously delinquent notes, see our non-performing note guide.

How do you determine my note's value?
Several factors combine: remaining balance, interest rate, payment amount, buyer's payment history, original down payment, remaining term, and property characteristics. We analyze all these factors using current market conditions and our Valley expertise to calculate fair pricing.

Will I have to pay any fees or commissions?
No. Longhorn Money Services is a direct buyer — we purchase with our own capital, eliminating broker commissions. The offer you receive represents actual cash you'll get at closing. No hidden fees, no surprise deductions.

What documents do I need?
Essential documents include your original promissory note, deed of trust, and payment records. Property documentation like surveys and title insurance policies are helpful. Missing some items? We can often work around incomplete documentation or help you obtain what's needed.

Can I sell only part of my note?
Yes. We offer full and partial purchase options. Partial sales let you convert some future payments to immediate cash while retaining others for ongoing income. This flexibility allows you to customize the transaction to your specific needs.

What types of Valley properties qualify?
We purchase notes secured by virtually all Valley property types: urban lots, rural acreage, agricultural land, colonia properties, commercial land, and recreational properties. Property type affects valuation, but no category is automatically excluded.

Get Your Free Offer Today

Selling your Rio Grande Valley land note doesn't have to be complicated. With 42 years buying notes throughout the Valley, Longhorn Money Services provides fair offers, fast closings, and professional service from start to finish.

We understand the Valley. We know McAllen lot values differ from Brownsville values. We recognize colonia property dynamics. We've worked with farmers, business owners, retirees, and families across Cameron, Hidalgo, Starr, and Willacy counties for over four decades. This experience translates into accurate valuations and smooth transactions for you.

Getting your free quote takes just minutes. Visit our website and click "Get My Offer" to provide basic information about your note. Within 24 hours, you'll receive a preliminary offer with absolutely no obligation. If the numbers work, we'll proceed. If not, you've lost nothing by exploring options.

Whether your note has a large balance or small, whether your buyer made substantial or minimal down payment, whether your property is urban, agricultural, or colonia, we want to make you an offer. Every Valley note holder deserves the opportunity to convert future payments into immediate cash.