Seller Finance Deals for Sale
These are live seller-finance deals from wholesalers across the country — properties where the seller carries the note and you buy on terms instead of bringing a bank. Seller finance is one of the core deal types on the Buy Box Cartel marketplace, listed alongside Section 8, fix & flip, and subject-to on a board of roughly 167 live listings. Browsing is free forever, and making an offer costs nothing.
If you've never bought on terms, the short version: the person selling the property also plays the bank. That one change reshapes the whole deal — what you negotiate, what you sign, and what you check before you close. Here's how the structure works, and how to underwrite one without getting burned.
What Seller Financing Actually Is
In a seller-financed sale, the buyer doesn't originate a mortgage with a lender. Instead, the buyer signs a promissory note to the seller — a real loan document with a rate, a term, and a payment schedule — and pays the purchase price in installments: a down payment up front, then monthly payments, often with a balloon payoff a few years out. The note is secured by the property through a recorded mortgage or deed of trust, so if payments stop, the seller has the same recourse a bank would.
Who says yes to this? Usually an owner with no mortgage who wants full price but has no urgency. A discounted cash offer gets a no; payments over time at a decent rate get a yes. That's why seller finance sits under the creative-finance umbrella — it monetizes leads that die as cash deals. For buyers, the appeal is the mirror image: cash-flowing property without bank qualifying, on terms you negotiated instead of terms a lender dictated.
One distinction worth knowing before you read a contract: in a properly closed seller-finance sale, the deed transfers to you at closing and the seller holds a note. In a land contract (contract for deed), the seller keeps title until you finish paying. Both get called "seller financing" in casual conversation. They are not the same deal, and the difference matters enormously if something goes wrong — know which one you're signing.
How a Seller-Finance Deal Works, Step by Step
- Negotiate the terms. Price, down payment, interest rate, amortization, term, and whether there's a balloon. In a terms deal these levers trade against each other — a seller may take a higher price for a lower rate, or a smaller down payment for a shorter balloon. The terms are the deal.
- Paper it properly. A promissory note, a recorded mortgage or deed of trust securing it, and a closing run through a title company or attorney — title search included. Vague terms at closing become disputes later; this is a real loan and it needs real loan documents.
- Service the payments. Serious buyers and sellers put a third-party loan servicer between them, so every payment is documented and taxes and insurance don't fall through the cracks. It costs a little; it prevents the "he said, she said" that sinks handshake deals.
- Exit the note. You pay it off over the term, refinance, sell the property, or hit the balloon date — at which point the remaining balance comes due at once. Whichever it is, the exit should be planned on day one, not discovered in year three.
How Seller-Finance Deals Show Up Here
On the marketplace, seller finance is its own deal type — the wholesaler has already negotiated the terms with the owner, and the listing is the contract plus those terms, assigned to the investor who wants them. Browsing and offering is free, forever: create a free account, filter the board by deal type, and submit offers directly. Buyers on the platform are checked against public deed records — 3,418 deed-verified cash buyers alongside 102,650 total members — which is a big part of why wholesalers bring real terms inventory here instead of blasting it to an unvetted list.
Holding a seller-finance contract yourself? Two lanes to sell it: a $0-upfront JV listing where a success fee is only paid at close, or VIP at $69.99/mo where you keep 100% of your assignment fee. The average assignment fee on the platform is $6,704. Inventory runs through the same markets as the rest of the board — cash-flow metros like Detroit, Memphis, and Birmingham.
Live seller-finance deals right now
Inventory changes daily — browse the full marketplace free.
What to Check Before You Buy One
A terms deal has more moving parts than a cash close, and the extra parts are exactly where buyers get hurt. Before you offer on a seller-finance listing, work through this list:
- The note terms, in writing. Rate, amortization, term, payment amount, and the balloon date if there is one. A balloon is the biggest structural risk in the deal: the full remaining balance comes due on a calendar date whether or not refinancing is easy that year. If you can't name your exit for the balloon today, that's your answer on the deal.
- Title and existing liens. A clean seller carry assumes the seller owns the property free and clear. If title work turns up an existing mortgage, the deal you were pitched isn't the deal that exists — layering terms over a live loan is wraparound territory, with its own due-on-sale considerations, and it belongs in front of an attorney, not in a template contract. Related structures like subject-to trade on this marketplace too, but as their own deal type — not disguised as seller finance.
- Who papers the closing. Confirm the note and the recorded security instrument are drafted by a professional and the closing runs through a title company or attorney. If anyone suggests skipping the recording or the title search to "keep it simple," walk.
- Loan servicing. Ask how payments will be documented, and push for a third-party servicer. Undocumented payments are the seed of nearly every seller-finance dispute.
- The property itself. Attractive terms don't fix a bad house. Underwrite the asset the same way you would any rental — condition, realistic rent, taxes, insurance — and then check that the payment on the note still leaves cash flow. A terms deal that only pencils at zero vacancy is a cash-losing deal with extra paperwork.
- Deal structure and assignment terms. Confirm whether it's an assignment or a double closing, the earnest money required, and your inspection access before your deadline — the same diligence as any wholesale purchase.
One more flag: seller financing sold to owner-occupants triggers federal and state rules that investor-to-investor deals may not — and every state has its own requirements either way. None of this page is legal or tax advice. Have a real estate attorney and a tax professional licensed in the property's state review the structure before you close.