Built on land.
Focused on value.
We purchase vacant land directly from owners nationwide — no commissions, no pressure, and typical closing costs covered.
We purchase vacant land directly from owners nationwide — no commissions, no pressure, and typical closing costs covered.
Send us the parcel details. We research the property and the local market on our own time — no site visit required from you.
Within days, we provide a no-obligation offer based on the property, comparable sales, local demand, access, and other relevant factors.
Accept when you're ready. We handle title and closing, and work around whatever schedule suits you.
Downing & Son Land Co. is a land investment company focused on helping landowners sell their property simply and without unnecessary hassle. We work directly with people who no longer need or want their land — whether it's been sitting unused, plans have changed, or they just prefer a quicker, more straightforward sale.
No agents, no listings, no showings. You work with James directly, start to finish.
There's no realtor involved in a direct sale, so there's no commission coming out of your check.
When we purchase your property, we handle typical closing costs on our end.
We buy vacant land across the country, not just in one region or state.
Every offer is free to request. Take your time — there's no pressure to accept.
We aim to pass land on to future buyers who will use and appreciate it.
Not a large company. Not a call center. Just a direct line to the person making the decisions.
James Downing is the founder of Downing & Son Land Co., where he focuses on helping landowners sell their property through a straightforward and dependable process.
He takes a practical, relationship-driven approach to working with both sellers and buyers, with an emphasis on clear communication, efficiency, and long-term value.
James was introduced to land investing through his father, Sam Downing, who instilled in him an appreciation for land, stewardship, and treating people fairly. Those values continue to shape how the business operates today.
James is also an active member of Rotary, reflecting his commitment to service, community involvement, and building meaningful relationships.
Downing & Son carries Sam Downing's name forward — and with it, the values he passed on: an appreciation for land, a commitment to stewardship, and a belief in treating people fairly. Those principles remain at the center of every deal.
Downing & Son Land Co. is a real business, and every offer comes directly from James — not a call center or a script. We're happy to talk by phone before you commit to anything, and every transaction closes through a licensed title company, so your funds and the paperwork are handled by a neutral third party, not us directly.
No. When we purchase your property, we cover typical closing costs. There's no realtor commission because you're selling directly to us — no listing, no showings, no middleman.
We research recent comparable sales, along with the county assessor's records, access, local demand, and other characteristics of the specific parcel. Because we're purchasing for cash with a fast, hassle-free closing, our offer will typically be below full retail value — that trade-off is what allows us to buy directly, cover closing costs, and close on your schedule.
That's usually not a dealbreaker. In many cases, back taxes and any other liens are simply settled out of the proceeds at closing, and you receive the difference. Let us know what's owed when you reach out and we'll factor it into the process.
Yes — this is one of the most common situations we work with. If the property is still in probate or the estate hasn't been fully settled, we can often still move forward and will walk you through exactly what's needed as we go.
We work with co-owners and heirs regularly. Every owner on title needs to agree to the sale and sign at closing, but we're glad to communicate with all parties directly and answer everyone's questions along the way.
No. We handle the research and due diligence on our end. Most of our sellers live out of state from the land they're selling, and the entire process — from offer to closing — can be done remotely by mail, phone, or email.
Mostly vacant, rural, and undeveloped parcels — raw land without structures. We look at acreage, recreational land, and lots in a wide range of price points and locations. If you're not sure whether your property fits, just reach out and describe it.
Not necessarily. We factor access, utilities, terrain, and other characteristics into our offer, but we still consider parcels that lack these. It may affect the number we offer, but it rarely rules a property out entirely.
Once you accept an offer, most closings are completed within a few weeks through title, though we can move faster or slower depending on what works for your schedule.
That question usually comes from buyers rather than sellers — as the seller, you're paid in full at closing regardless. If you're asking because you've heard we offer terms to buyers on land we resell, that's a separate part of our business and doesn't affect what you receive.
No. Every offer is no-obligation. Take your time, ask questions, and decide whatever works for you — there's no pressure and no expiration games.
Every inquiry is reviewed personally — by me, not a call center.