What is the Interest Rate on a Land Contract in Wisconsin (WI)?

The interest rate on a land contract or contract for deed in Wisconsin can vary. A good rule of thumb is it depends on the amount of down payment and risk for the seller.

Most interest rates on land contracts or contract for deeds in WI currently range from a fixed 6.8% - 12% on a standard 30 year amortization.

Sellers that do a fair amount of owner financing tend to like to make it more of a standardized process. These sellers of owner financed homes typically will take the current going 30 year fixed rate and put a spread on it. This spread is a direct relation of risk.

For instance, for simplicity take a $100,000 home in Wisconsin. The seller is willing to accept anywhere from 5 - 10% up front as a down payment. The seller might even show you an example stating that if you put down 10% your rate will be:

Current 30 Year Fixed Rate + Spread = Total Interest Rate on Land Contract


So for a 10% down payment we take a current prime 30 year fixed rate of 4.5% and since this is an owner financed home the spread will be 3 points (3%). So the interest rate you would have on this land contract if you put 10% down is a fixed rate of 7.5%.

Next the owner tells you, that you can put only 5% down but the spread will be 4.5%, for a total rate of 9%. So here you are putting 5% down, and paying a total fixed rate of 9%.

Why does a seller do this? First and foremost is the risk, the less down payment the seller receives the more risk the seller has if anything in this deal goes bad. Although your down payment isn't the only factor, there can be such things as your current financial situation, term of the contract, or lump sum payments that you can negotiate in.

Most land contracts or contract for deeds that I see in Wisconsin have an interest rate that ranges from 8.2% - 12.0%. Can you get a better deal, sure, but it will take some negotiation and having a good understanding of the ins and outs of owner financing.

Learn the Secrets to Buying Owner Financed Homes

Land Contract for Deed and Owner Financing in Wisconsin

Are you looking for land contract for deed or owner financing homes, houses, townhomes, condos in Wisconsin?

We are getting closer to a full launch of our site here at WIOwnerFinancing.com. Expect to have quite a few property options located primaraily mid and southern Wisconsin. We are working on other more rural areas but those will come sometime mid 2008.

Another form of owner financed real estate is a seller carry back. A seller carryback is where the seller carries a second mortgage or even a third mortgage on the home. This type of transaction requires you to have better credit than the other common forms of owner financing such as rent to own or the previous mentioned contract for deed.

Land Contracts, Rent to Own, Seller Carry Backs are all forms of Owner Financing and given the current market conditions might just be the way to buy a home here in the next few years.

Secrets of Owner Financing Homes in Wisconsin

Are you looking for owner financing homes, houses, townhomes, or condos in WI?

In this post I will go over some information on the different types of owner financing real estate and give you the some basic tips and requirements for each.

There are many forms of owner financing each with its own special considerations and benefits. Which form of financing by seller is right for you? This depends on a few factors some of which you control some of which you might not.

What are the major forms of owner financing?
Land Contract for Deed – Typically the most preferred of owner financing. For more information on how a contract for deed works visit our section.

Owner Seller Carry Back – This requires you to get your own financing in the first position and gives you more benefits than a contract for deed. How does a seller carry-back work, visit here.

Rent to Own – Rent to Own or Lease Option is a form of owner financing where you rent for a period of time and during this time you have the option to purchase the property. For more information on how rent to own works visit this section of our site.

Those three cover the most likely forms of owner financing you will encounter if you are looking for a new home from a seller that offers owner financing. So what exactly would a property owner, real estate agent, realtor, or management company expect from you to get approved?

One thing to keep in mind with any form of owner financing is the owner of the home is essentially acting as your bank. Just as you would have to prove to a bank your ability to afford your new home, there are certain things an owner offering financing will look for.

Up Front Payment Amount
It will be very rare for you to be able to find an owner financed home that will require no upfront payment. This upfront payment from the sellers prospective shows you are serious about not only making future payments on time but serious about making this your home.

For a Land Contract for Deed down payment required is usually 5 – 15% of the purchase price.

For a Rent to Own or Lease Option you won’t be providing a down payment but an option payment that secures your option to purchase the property. This is typically in the range of 2 - 4% of the option price.

Seller Carry Back, in this current market with decent credit you should be able to find financing at 80% first mortgage, with 10% down payment and the seller carrying back a second mortgage for 10%. Remember this 10% carry back will be factored into your overall payment criteria.

Monthly Payment Amount
Land Contract for Deed, Monthly payments for a CD will typically be based on an agreed upon interest rate at 30 year principle and interest payment on the balance of the contract after your down payment. For instance, for a house with a purchase price of $100,000, with a $10,000 down payment, and a $10,000 carry back, your payment will be base upon the agreed upon interest rate on $80,000.

Rent to Own, typically monthly payments on a rent to buy will be closer to what market rent. Remember though typically market rent is a little bit lower than what it would actually cost to own the home.

Seller Carry Back, the monthly payment for the carry back will depend on the amount of the carry back. For instance, expect that a seller who carries back 10% to expect a higher rate than a seller that keeps a 5% second mortgage on the property.

Term
Land Contract for Deed, terms for a CD differ and can last as long as 30 years exactly like a typical thirty year mortgage. Although this depends on the down payment so you can expect terms in the range of 3 – 7 years to be common for most contracts.

Rent to Own, the length of a rent to own typically is 12 – 36 months. Very rarely will you see a rent to own exceed 3 years, although this is not unheard of. It is likely though that it is a much better deal for you to exercise your option sooner than later.

Seller Carry-Back, the term of a typical carry back will depend on the amount of carry back and what you and the seller negotiate. Most carry backs will be at least two years and require a lump sum payoff.

This is just an overview of the basic terms and payments of seller financing real estate, I will in future posts give more detail about the basics and how to find Land Contract for Deed homes in Wisconsin, Rent to Own homes in Wisconsin, and Seller Carry Back deals in Wisconsin

What is a Land Contract in Wisconsin

What is a Land Contract in WI? A Land Contract in Wisconsin also known as "Contract for Deed" or "Seller Financing" is a loan from the seller for real estate/property instead of getting a conventional loan from the bank or having a mortgage through a financial institution.

The seller holds the title or deed and gives buyer equitable title until the contract is fully satisfied by the buyer. Then buyer will get full ownership to the property. Just like a bank loan, a land contract normally has a down payment, interest rate (commonly higher than banks interest rates), over all length of contract. The loan can be fully satisfied at the end of the contract or a lump sum is due called a balloon payment.

Buyers sometime get bank financing to pay off the balloon payment to the seller. A land contract is not just for vacant land, but can be used when buying a home, condominium, commercial property, farm land etc...

If you are looking for a land contract or contract for deed in Wisconsin please visit our website often.