To sell a land note in Texas, you submit your note details to a direct buyer, receive a cash offer (typically within 24 hours), complete a due diligence process, and close in as little as two to four weeks with funds wired directly to your account. There are no broker fees when you sell directly, and the borrower's loan terms remain completely unchanged throughout the transaction. Longhorn Note Buyers — a direct buyer based in San Antonio with an A+ BBB rating and over $47 million in Texas notes purchased since 2007, delivers guaranteed cash offers within 24 hours with no broker fees or hidden costs.
This guide walks you through the full process of selling a land note in Texas in 2026, from understanding what your note is worth to receiving your funds at closing.
What Is a Note Broker?
A broker is a middleman — they take your note details, shop them to multiple buyers/investors, and earn a commission (typically 3-10% of sale price) when it sells.
- Pros: Access to many buyers, market knowledge.
- Cons: Commission reduces your proceeds, extra communication layer, longer timeline.
What Is a Direct Buyer?
A direct buyer purchases your note with their own funds (or dedicated investor pool). No middleman — you deal straight with the decision-maker.
- Pros: Higher net offers (no commission), faster closing, transparent pricing.
- Cons: Fewer quotes to compare (though experienced direct buyers are competitive).
We are a direct buyer — when we quote, that's what you get, no hidden fees.
Side-by-Side Comparison: Direct Buyer vs Broker
| Factor | Direct Buyer | Broker |
|---|---|---|
| Pricing/Net Proceeds | Higher (no commission) | Lower (broker fee deducted) |
| Timeline | 2-4 weeks | 6-12 weeks |
| Fees to Seller | None | 3-10% commission |
| Number of Quotes | One (but competitive) | Multiple (but shared with fee) |
| Communication | Direct with buyer | Through broker |
| Closing Certainty | High (we close what we quote) | Lower (depends on finding buyer) |
| Partial Sales | Flexible | Limited (fewer buyers interested) |
How Broker Fees Affect Your Net Proceeds
Example: $150K remaining note.
- Market value: $110K
- Direct buyer offer: $110K (you get full amount)
- Broker: Finds same $110K buyer but charges 7% ($7.7K) → you net $102.3K
That's $7.7K less in your pocket for the same note. Related: understanding discounts.
Timeline Differences in 2026
Direct: 2-4 weeks average.
Broker: Extra time shopping note + coordinating multiple parties → often doubles timeline.
When a Broker Might Make Sense
- Complex or non-performing notes (brokers have wider networks).
- You want multiple quotes without effort.
- First-time seller unsure of market value.
Even then, many direct buyers (like us) handle complex notes.
When Direct Buyer Is Clearly Better
- Performing notes with good seasoning.
- Need speed (urgent cash needs).
- Maximizing net proceeds.
- Partial sales (see partial vs full).
- Prefer simple, transparent process.
Common Myths About Direct Buyers
- Myth: "Direct buyers lowball" → We compete on price daily; no commission means more for you.
- Myth: "Brokers always get higher offers" → The buyer pool is similar; broker just takes cut.
- Myth: "Direct buyers are risky" → Established buyers like Longhorn (since 1983) close reliably.
Questions to Ask Any Buyer or Broker
- Are you a direct buyer or broker?
- What fees do I pay?
- How long from offer to funding?
- Do you buy partials?
- Texas experience?
Requires clean documents either way.
Why Sellers Choose Longhorn Note Buyers as Direct Buyer
- 42+ years buying Texas notes exclusively.
- Own capital — no investor approval delays.
- No fees, no commissions.
- 24-hour quotes.
- Flexible full or partial purchases.
- Sandy Henderson reviews every file personally.
Frequently Asked Questions
Do brokers really get higher offers?
Not usually — they find the same buyers but take a commission, reducing your net.
How much do brokers charge?
Typically 3-10% of sale price — $3K-$15K on a $150K note.
Are direct buyers faster?
Yes — no shopping around, direct closing.
Can I use both?
Possible, but most choose one path.
Do direct buyers handle partial sales?
Yes — often more flexibly than brokered deals.
What if my note is non-performing?
Direct buyers like us often purchase them; brokers may struggle to place.
Is tax treatment different?
No — same tax rules apply regardless of buyer type.
Ready to see what a direct buyer can offer? Call Sandy at (210) 828-3573 or submit your note details — no fees, no obligation, just a fair quote.
No obligation · 24-hour response
Get a Cash Offer for Your Note
Whether you hold a mortgage note, land contract, or deed of trust anywhere in Texas — we'll give you a fair, personal offer within 24 hours.
Longhorn Note Buyers — 40+ years of note-buying experience · Est. 2007