Buying Land Can Be Complex - We Reviewed Mountain West Ranches' Approach

Most of us understand buying a house as a process that can be complex, but mostly follows common sense. If you’re pre-approved, make an offer, deal with inspections, and close with the owner, you’re well on your way.  Land buying can sometimes feel a little more complex than that, as property without buildings lacks the usual valuation methods real estate agents use for homes. 

There are also questions about water rights, access, seasonal limitations, and development restrictions, which can all cause layers of complexity that don't exist in your usual house-buying approach. If you add financing barriers on top of that, sometimes well-meaning potential buyers give up before they start.

Mountains West Ranches brands itself as a different option for Utah buyers who may love the land but have suffered trouble trying to own some in the past. This means they’ve tried to simplify the process through owner financing, with no credit checks, and focusing on properties concentrated in Duchesne County near Starvation Reservoir.

It’s a noble goal, but how does it work, and is the company as reliable as it claims? Let’s explore that below in our review. But first, a note on land:

What Makes Land Purchasing Complicated

Land financing is often handled differently from home mortgages. Banks will see unimproved property as more risky, so higher interest rates are often charged, and bigger down payments become standard in many respects. Moreover, credit checks keep out plenty of buyers who've had money troubles in the past. People with savings and clean credit histories often snap up the best properties, which means the process can leave everyone else stuck.

But there are also additional concerns about buying land, including but not limited to:

• How you'd get to the property and whether roads are open year-round.

• Whether water is available and who owns the rights to it.

• Local rules about what you can build or do with the land.

• How far away are towns, hospitals, and stores?.

Some land brokers don't bother explaining any of this unless they’re specialists in the area or if the questions are asked. To them, they see an empty lot as an empty lot, and often talk up the potential and not the limitations, which means some buyers find out about problems months later when the money's already spent.

How Mountains West Ranches Addresses These Issues

The approach is quite simple in that they handle the financing themselves instead of sending buyers to banks. That means no credit checks required. The $1,000 down payment means people with limited savings can buy land, and that removes the biggest barrier keeping people from moving forward.

Moreover, they know Duchesne County inside and out from thirty years of operating there. They can tell you which properties have good road access, have water issues, and which spots work for what you want to do. That helps you buy on solely practical terms while still keeping the romance of buying and investing in Utah land.

The company states that all buyers get guided tours and someone who knows the land, not solely the listing sheet. If a property doesn't match what someone's looking for, they'll say so, and it seems their customers have come to trust them as this practice has developed.

What Mountains West Ranches Handles Well

Accessibility stands out as their biggest strength, as first-time buyers who'd get rejected by banks can own land here. That matters for people shut out everywhere else.

Mountains West Ranches also educates buyers about what they're purchasing, so someone buying their first homestead needs to know about water, how seasons affect access, and how much land is the minimum or maximum for what they’re trying to achieve. Usually, real estate agents won't give that advice.

Moreover:

• Their financing is easy, so plan around, and has no hidden fees.

• Down payment amounts and payment schedules have clarity.

• There’s no surprises waiting at closing, and the land can be easily viewed and inspected long before closing.

Their portfolio is unique, too, because properties near Starvation Reservoir generally attract buyers who want outdoor access. Recreational buyers and weekend property investors suggest that the location has real value thanks to its natural beauty and nearby amenities.

Considerations Before Purchasing

Owner financing means you need to really read through what you're signing, which is of course, the same everywhere, but the unique structure here means you may otherwise take the process for granted. For example, there's no bank reviewing everything for you, so that responsibility lands on the buyer. Getting a lawyer to look over the paperwork before you commit is going to be necessary, even though Mountains West Ranches keeps its terms clear. Don’t worry, they’ll welcome this..

Keep in mind that if you're looking at multiple regions across Utah, you'll hit a wall pretty quick. They focus on Duchesne County, so that's where their knowledge is deepest. If you want options spread across the state, you'd be better off looking elsewhere or accepting that you're narrowing your choices.

Keep in mind, it's easy to fall in love with a beautiful piece of property and forget to ask yourself what you're buying it for. Land that's perfect for weekend camping trips doesn't automatically work if you want to live there full-time because of development restrictions. So while a view might spur a purchase, make sure you’re being wise about it.

Also, keep in mind that buying land outright doesn’t deter future spending, as property taxes, upkeep, fixing things up, getting ready for winter, and even protecting the land with fencing (if that isn’t blocked by a public right of way), will all cost money, and perhaps more than what you pay upfront. It's worth budgeting carefully in advance, if you can.

Our Final Thoughts

Land buying genuinely is complex, and Mountains West Ranches has built a business around removing some very frustrating difficulties for their clients, and because of that, they avoid creating new problems. Thankfully, the approach works because it understands that not everyone is going to be perfectly connected to strict lending requirements,  and that some people benefit from education and local expertise during the buying process. For the right buyer of the right piece of land, they’re likely the best service to use in the area.