If you're holding a seller-financed land note in Texas and need cash now, the first question most sellers ask is: “How long will this actually take?”
With a direct buyer like Longhorn Money Services, most transactions close in 2 to 4 weeks from the day you accept the offer. We've even closed in as little as 10 business days when everything aligns perfectly.
This comprehensive 2026 guide walks you through the exact timeline phase by phase, what can slow things down, real-world examples, and actionable tips to accelerate your closing and get your lump-sum cash faster.
For the overall process, see our complete guide to selling your land note in Texas.
Average Timeline Overview in 2026
Here's the typical breakdown:
- Day 0: Submit note details → 24-hour cash offer
- Days 1-3: Review and accept offer
- Days 4-18: Due diligence (title search, verification)
- Days 19-28: Closing and funding (wire transfer)
Total: 2-4 weeks for clean, well-documented notes.
Detailed Phase-by-Phase Breakdown
Phase 1: Initial Quote (24-48 Hours)
The fastest part. Submit basic info (balance, rate, payment history, property address) via phone or online form. Sandy Henderson personally reviews every submission and provides a transparent quote within one business day, explaining exactly how we arrived at the number.
Related: Understanding your expected discount.
Phase 2: Offer Acceptance (1-3 Days)
No obligation. Take time to review, ask questions, or compare quotes. Once accepted, we send a simple purchase agreement.
Phase 3: Due Diligence (7-21 Days)
This is where most time is spent — and where preparation pays off:
- Title search and preliminary report
- Verify payment history and seasoning
- Confirm property value (drive-by or desktop evaluation)
- Review underlying documents
- Check taxes, liens, insurance
We handle and pay for all due diligence — you incur no costs.
Phase 4: Closing & Funding (3-7 Days)
We coordinate with a licensed Texas title company or attorney. Documents are signed (often electronically), note assignment recorded, payer notified of new payment address, and funds wired directly to your account.
Factors That Speed Up (or Slow Down) Your Closing
Speed Boosters
- Complete documents ready upfront
- Current payments and clean title
- Improved property in urban/suburban areas
- Choosing a direct buyer (no middleman delays)
- Partial sales (often close faster)
Common Delays
- Missing or lost documents
- Delinquent property taxes or liens
- Complex title issues (probate, multiple heirs)
- Non-performing notes requiring workout
- Broker involvement adding layers
See common mistakes that delay closing.
Timeline Comparison: Direct Buyer vs. Broker vs. Online Platforms
| Method | Average Time | Pros | Cons |
|---|---|---|---|
| Direct Buyer (like Longhorn) | 2-4 weeks | Fastest, highest net offer | None if experienced |
| Note Broker | 6-12 weeks | Shops multiple buyers | Commission reduces proceeds, extra communication |
| Online Note Marketplaces | 4-10 weeks | Broad exposure | Lower offers, more competition |
Real-World Closing Examples from 2025-2026
- Fastest: 10 days — seasoned note, all documents ready, clean title in Bexar County.
- Average: 21 days — typical rural land note with minor title curative work.
- Longer: 8 weeks — inherited note requiring probate clearance.
Pro Tips to Close Faster in 2026
- Gather documents early — use our checklist.
- Bring payments current if behind.
- Disclose everything upfront (no surprises).
- Work with a Texas-focused direct buyer who knows local title companies.
- Consider electronic signing and wiring for same-day funding.
- Ask about expedited title options.
Even with tax considerations, planning ahead keeps things moving.
Special Case: Non-Performing Notes
If payments have stopped, timeline extends to 6-12 weeks due to recovery work, but we still purchase many — see selling non-performing notes.
Frequently Asked Questions
How fast can I really get cash for my Texas land note?
With everything prepared, as little as 10-14 days. Average is 3 weeks.
Why do some sellers take months?
Usually missing documents, title issues, or working through brokers. Direct buyers eliminate most delays.
Does a partial sale close faster?
Yes — often 1-2 weeks faster since less due diligence on the retained portion.
Can I speed up closing if I need money urgently?
Absolutely — let us know your timeline. We prioritize urgent situations and can expedite title and closing.
Is the timeline different for contracts for deed?
Slightly — Texas Chapter 5 compliance adds 3-5 days, but we handle it routinely.
What if title issues arise?
We work with you to cure them at no cost. Most are resolved in 1-2 weeks.
Do you fund the same day as closing?
Yes — once documents are recorded, funds are wired immediately.
Ready for your fast, no-obligation quote? Call Sandy Henderson at (210) 828-3573 or submit your note details today — most sellers have cash in hand within weeks.