Hey Neighbors At Rio Grande Ranchos
7/31/22. Hey what's up Costilla County prairie ranchers, do you get these offers for your casa and wonder if they are legit (and what others are being offered?) I used to throw these in the trash, for the quality of the communications was way on the lower side, as does the cash offer. Nearly every letter is sent bulk rate and comes on a form letter that must come from a "Be Your Own Land Investor" CDROM in the bargain bin. A majority are sent bulk rate using Permit 634, San Francisco CA.
PURCHASE AGREEMENT - THIS IS AN OFFER FOR YOUR PROPERTY!
So I save them to see what the different walks of life are willing to offer up for my patch of dirt. Here is the list collected for the last couple years.
| Offer | Date | Buyer | Address | Phone | Fax | |
| $1,200.00 | 2021 | 8 Lots Real Estate | PO Box 33235, Thornton CO | 720-507-4858 | info@8lotsrealestate.com | |
| $1,300.00 | 2022 | 8 Lots Real Estate | PO Box 33235, Thornton CO | 720-507-4858 | info@8lotsrealestate.com | |
| $850.00 | 6/20/2019 | Jason Rusk | 1930 Village Center Cr #3-7139, Las Vegas NV | 702-602-8441 | 702-847-5463 | greatlandinvestmentsnow@gmail.com |
| $1,094.00 | 2/20/2020 | Allied Real Estate LLC | 6725 SW Nehalem Ln, Beaverton, OR 97007 | 503-974-4407 | Adam@AlliedRealEstate.com | |
| $1,100.00 | 3/5/2020 | Sevenstar Investments, LLC | 10810 N Tatum Bl Ste 102-841, Phoenix AZ 85028 | 615-595-0766 | 615-456-6025 | sales@sevenstarinvestments.com |
| $1,200.00 | 4/10/2020 | Matt Davis | 7191 Cahaba Valley Rd #205, Birmingham AL | 205-202-9521 | 888-258-4852 | matt.davis.md@gmail.com |
| $1,027.00 | 8/6/2020 | Land Pickers | PO Box 1595, Pine Bluff AR | 772-300-2040 | 772-673-6269 | info@landpickers.com |
| $1,150.00 | 9/22/2020 | Positive Equity Investment, LLC | 5940 Oak Ave #1015, Temple City CA | 626-709-6868 | ||
| $1,400.00 | 9/26/2020 | RSD Enterprises, LLC | PO Box 792, Blanco TX | 833-305-0120 | ryanwag1995@gmail.com | |
| $1,877.32 | 2/25/2021 | Dreamlands USA, LLC | 10810 N Tatum Bl Ste 102-714, Phoenix AZ 85028 | 703-662-1814 | 667-256-7015 | sales@dreamlandsusa.com |
| $1,250.00 | 3/2/2021 | The Land Connexion, LLC | 545 Norwood Rd, Downingtown PA | 484-693-0327 | 844-917-2772 | info@thelandconnexion.com |
| $1,500.00 | 3/10/2021 | Nicole Maroutsos | 10810 N Tatum Bl Ste 102-945, Phoenix AZ 85028 | 206-657-6233 | thelandholdings@gmail.com | |
| $526.05 | 3/19/2021 | Farmer Lands | PO Box 2441, Jupiter FL | 561-377-2162 | 561-423-6283 | info@farmerlands.com |
| $0.00 | 4/10/2021 | Joshua Dennis | 6612 Ponderosa Dr, North Little Rock AR | 501-319-2828 | dennis@ddfconsulting.com | |
| $1,707.00 | 4/29/2021 | Joshua Dennis | 6612 Ponderosa Dr, North Little Rock AR | 501-319-2828 | dennis@ddfconsulting.com | |
| $1,600.00 | 5/26/2021 | LNMOP, LLC DBA J3 Land | 514 Americas Way #10480. Box Elder SD | 877-773-0157 | larry@j3land.com | |
| $2,025.00 | 6/3/2021 | Vacant Land Club, LLC | 500 Westover Dr #15101, Sanford, NC 27330 | 636-242-6246 | 800-991-2996 | nick@vacantlandclub.com |
| $2,012.42 | 7/22/2021 | Private Land Trust | 834-F Perry At #1234, Castle Rock CO | 303-575-1010 | 303-575-1020 | info@redpillkapital.com |
| $1,697.97 | 11/18/2021 | Legacy Lands USA, LLC | PO Box 481, Cool CA | 530-492-0201 | 775-384-8563 | support@lgacylandusa.com |
| $2,017.38 | 12/13/2021 | Private Land Trust | 834-F Perry At #1234, Castle Rock CO | 303-575-1010 | 303-575-1020 | info@redpillkapital.com |
| $2,000.00 | 12/20/2021 | Rachel Sills | 2321 Sir Barton Way Ste 140 #1018, Lexington KY | 859-536-5015 | rachel.sills89@gmail.com | |
| $2,420.00 | 1/14/2022 | Nikki Johnson | 10810 N Tatum Bl Ste 102-7546, Phoenix AZ 85028 | 682-382-1057 | 682-334-7323 | nikki@lifetimelandusa.com |
| $1,500.00 | 2/7/2022 | Dream Catcher Team, LLC | 2234 North Federal Hwy PMB 3042, Boca Raton FL | 551-225-1708 | tasneemibrahim22@gmail.com | |
| $1,500.00 | 2/16/2022 | Dream Catcher Team, LLC | 2234 North Federal Hwy PMB 3042, Boca Raton FL | 551-225-1708 | tasneemibrahim22@gmail.com | |
| $2,300.00 | 3/28/2022 | Colin Mason | 10810 N Tatum Bl Ste 102-976, Phoenix AZ 85028 | 303-351-2426 | 970-360-2341 | masonlandinvestments@gmail.com |
| $2,525.00 | 3/31/2022 | Teddy Ngo | 1124 Fielder Road #223, Arlington TX | 682-727-0446 | 682-334-7046 | tngorei1212@gmail.com |
| $2,800.00 | 4/16/2022 | Cactus Land Co, LLC | 5570 FM 423 250 #1210, Frisco, TX | 972-646-0701 | trey@cactuslandco.com | |
| $2,500.00 | 6/18/2022 | Ty-Leigh Capital, LLC | 296 Beauvoir Rd Ste 100-1021, Biloxi MS | 662-401-9233 | 662-862-7741 | tyler@tyleighbuysland.com |
| $2,774.74 | 7/1/2022 | The Eagle Land Co, LLC | 4420 Dressler Rd #35879, Canton OH | 330-299-1337 | chase@theeaglelandco.com | |
| $2,000.00 | 7/18/2022 | Good Ole Land, LLC | 342 Spring St, Wrentham, MA | 513-227-2047 | ansley3709@yahoo.com | |
| $2,200.00 | 8/13/2022 | 8 Lots Real Estate, Patrick J Reilly | PO Box 33235, Thornton CO | 720-248-8856 | info@8lotsrealestate.com | |
| $1,600.00 | 8/16/2022 | Third Day Land Co | 5612 Coosa St, Pell City AL | 205-615-1023 | karchdaddy@gmail.com | |
| $2,000.00 | 8/18/2022 | Rick & Tina Williams | 2325 Moss Lott Rd, Nicholls, GA | 706-819-8919 | rickandtinawms@yahoo.com | |
| $1,750.00 | 11/4/2022 | Alta Vista Land Group, LLC | 500 Westover Dr #16166, Sanford NC 27330 | 214-764-3192 | sales@altavistalandgroup.com | |
| $2,200.00 | 11/12/2022 | Land Express Properties, LLC | 10810 N Tatum Bl Ste 102-757, Phoenix AZ 85028 | 984-208-6980 | jonas@landexpressproperties.com | |
| $2,400.00 | 11/16/2022 | Moonlit Land, LLC | 10810 N Tatum Bl Ste 102-923, Phoenix AZ 85028 | 801-610-9765 | 888-920-3244 | offer@moonlitland.com |
| $1,591.37 | 11/19/2022 | Patrick Elder, Home Equity Opts | 4470 W Sunset Blvd, Los Angeles CA | 310-909-7425 | 310-382-2411 | patelderland@gmail.com |
| $1,750.00 | 11/26/2022 | Alta Vista Land Group, LLC | 500 Westover Dr #16166, Sanford NC 27330 | 214-764-3192 | sales@altavistalandgroup.com | |
| $1,600.00 | 12/22/2022 | Robert Jenney | 365 Boston Post Road #152, Sudbury MA | 978-295-1505 | robert.jenney@gmail.com | |
| $2,700.00 | 12/27/2022 | Backland Properties | 3069 Alamo Dr #142, Vacaville CA | 707-240-5135 | info@backlandproperties.com | |
| $2,700.00 | 1/2/2023 | Unbound Estates | 10810 N Tatum Bl Ste 102-952, Phoenix AZ 85028 | 913-717-9815 | nfowler@unboundestates.com | |
| $2,500.00 | 1/26/2023 | MJ Land Sales, LLC | 4939 Duck River Rd, Bartlett, TN | 757-317-0198 | markshultz1101@gmail.com | |
| $2,800.00 | 2/11/2023 | Cactus Land Co, LLC | 5570 FM 423 250 #1210, Frisco, TX | 972-646-0701 | trey@cactuslandco.com | |
| $3,382.00 | 2/22/2023 | Simmons Land Equity LLC | 2030 W Baseline Rd # 182-5121, Phoenix, AZ | 864-342-7659 | dsimmons@simmonslandequity.com | |
| $2,235.00 | 3/6/2023 | Open Acres Land Co | 4020 Bethlehem Pike #1012, Telford PA | 610-466-5671 | joseph.mcbrearty@gmail.com | |
| $1,680.63 | 3/11/2023 | Patrick Elder, Home Equity Opts | 4470 W Sunset Blvd, Los Angeles CA | 310-909-7425 | 310-382-2411 | info@heoland.com |
| $2,600.00 | 3/23/2023 | Hanna Land Ventures | 10810 N Tatum Bl Ste 102-688, Phoenix AZ 85028 | 970-648-4282 | kim@hannalandventures.com | |
| $2,900.00 | 4/9/2023 | Robert Jenney | 365 Boston Post Road #152, Sudbury MA | 978-295-1505 | robert.jenney@gmail.com | |
| $1,600.00 | 4/17/2023 | Tros Unlimited | 10810 N Tatum Bl Ste 102-634, Phoenix AZ 85028 | 951-540-4542 | nfowler@unboundestates.com | |
| $3,200.00 | 4/18/2023 | Cactus Land Co, LLC | 5570 FM 423 250 #1210, Frisco, TX | 972-646-0701 | trey@cactuslandco.com | |
| $2,357.00 | 5/5/2023 | McDaniel Financial, LLC | 10810 N Tatum Bl Ste 102-1010, Phoenix AZ 85028 | 575-694-2009 | mcdanielfinancialtx@gmail.com | |
| $1,898.92 | 5/5/2023 | Patrick Elder, Home Equity Opts | 4470 W Sunset Blvd #90159, Los Angeles CA | 310-909-7425 | 310-382-2411 | info@heoland.com 424-552-3811 |
| $2,500.00 | 9/2/2023 | Jericho Land Group | 10810 N Tatum Bl Ste 102-923, Phoenix AZ 85028 | 912-612-4880 | info@jericholandgroup.com | |
| $2,766.87 | 11/3/2023 | Apollo Land Investing LLC | 784 S. Clearwater Loop #5251, Post Falls ID | 208-715-7427 | ryan@apollolandinvesting.com | |
| $2,600.00 | 11/6/2023 | Jeff Wright | 500 Westover Drive #18296, Sanford, NC 27330 | 205-615-1161 | jeff@yourlandguide.com | |
| $1,850.00 | 12/29/2023 | MLK N Honey Properties LLC | P.O. Box 70, Christine, ND | 701-404-7211 | milknhoneyproperties@hotmail.com | |
| $2,464.00 | 1/14/2024 | Land Express Properties LLC | 10810 N Tatum Bl Ste 102-757, Phoenix, AZ 85028 | 984-208-6980 | jonas@landexpress.com | |
| $2,700.00 | 2/19/2024 | Palmetto Forge & Livestock, LLC | 500 Westover Drive #31608, Sanford NC 27330 | 803-429-9798 | palmettoforgelivestockandland@gmail.com | |
| $1,400.00 | 6/15/2024 | Jesse Ashbrook | 1985 W Henderson Rd 3 67262, Columbus, OH | 330-223-5263 | 330-223-5264 | jesse@dirtfordough.com |
| $1,800.00 | 7/19/2024 | John | Left Voice Mail | 720-605-5695 | none given | |
| $2,200.00 | 7/22/2024 | Erik Swanson | 500 Westover Drive #33176, Sanford, NC 27330 | 605-646-3404 | gunnarcft@gmai.com | |
| $2,900.00 | 8/13/2024 | Nautilus Property Group | 10810 N Tatum Bl Ste 102-2662, Phoenix AZ 85028 | 843-367-1263 | info@npgland.com | |
| $2,100.00 | 9/18/2024 | Landease Solutions LLC | 20181 Bravada St #4, Estero, FL | 239-877-4980 | gjbarlow@gmail.com | |
| $1,750.00 | 11/4/2024 | Jesse Ashbrook | 1985 W Henderson Rd 3 67262, Columbus, OH | 330-223-5263 | 330-223-5264 | jesse@dirtfordough.com |
| $2,745.42 | 11/30/2024 | Simpli Acres Chris Burke | 1801 E51 St St Ste 365-222, Austin TX 78723 | 855-730-5263 | hello@simplyacres.com | |
| $1,750.00 | 12/22/2024 | Jesse Ashbrook | 1985 W Henderson Rd 3 67262, Columbus, OH | 330-223-5263 | 330-223-5264 | jesse@dirtfordough.com |
| $2,327.00 | 1/18/2025 | V22 Capital LLC | 1883 W Royal Hunte Dr Ste 200A Ceder City UT | 505-730-6266 | jacob@v22capital.com | |
| 3,000.00 | 3/5/2025 | Edmund McCracken | 10810 N Tatum Bl Ste 102-670, Phoenix AZ 85028 | 423-403-4834 | mclandinvetsments@gmail.com | |
| 2,900.00 | 5/23/2025 | The White Owl Group LLC | 1309 Coffeen Ave Suite 1200, Sheridan WY 82801 | 307-213-9787 | bkinder@thewhiteowlgroup.com | |
| 2,400.00 | 6/2/2025 | SG2 Adventures LLC | PO Box 5666, Austin, TX 78763 | 737-390-1577 | sg2adventures@outlook.com | |
| 3,000.00 | 6/5/2025 | Hunt Country Land Holdings LLC | 2807 Parham Rd Ste 320-#6331, Henrico VA 23294 | 434-260-1885 | val@hclholdings.com | |
| 2,900.00 | 6/15/2025 | Land Finch LLC | 422 Larkfield Center #497, Santa Rosa CA 95403 | 707-326-7810 | land-finch@outlook.com | |
| 3,000.00 | 6/22/2025 | Sean Enright | 2041 East St #1227, Concord, CA 94520 | 279-257-7609 | enright.sean@gmail.com | |
| 3,275.51 | 7/12/2025 | KSC Land | 2036 N Gilbert Rd Ste 2-640 Mesa AZ 85023 | 714-271-0334 | nathan@keystreetcap.com | |
| $3,300.00 | 7/28/2025 | Land On Your Feet | 10810 N Tatum Bl Ste 102 102-1027, Phoenix AZ 85028 | 561-365-8302 | hub@landonyourfeetcom.com | |
| 3,055.00 | 9/29/2025 | Jame Properties Inc | 10811 N Tatum Bl Ste 102-857, Phoenix AZ 85028 | 850-253-7581 | 888-915-0865 | intake@jameproperties.com |
| 3,410.00 | 10/27/2025 | Land On Your Feet | 10810 N Tatum Bl Ste 102 102-1027, Phoenix AZ 85028 | 561-264-7015 | sell@landonyourfeetcom.com | |
| 2,745.43 | 12/9/2025 | Handshake Land Chris Burke | 10812 N Tatum Bl Ste 102-917, Phoenix AZ 85028 | 855-730-5263 | hello@handshakeland.com | |
| $1,400.00 | 9/26/2026 | RSD Enterprises, LLC | PO Box 792, Blanco TX | 833-305-0120 | ryanwag1995@gmail.com |
And a happy letter to all you would be land barons - I finally sold the
property, yet still get your form letters.
Download a spreadsheet to sort and pivot table thingies.
Cheapest offer besides Joshua Dennis there that forgot to enter an offer on the letter that arrived a couple weeks before his second one there is Farmer Lands at a measly $506. Really? I hope Farmer Lands sees the page and gets to know what the others are offering.
Weird things happening out there in Phoenix. Got five offers all tracing back to 10810 N Tatum Bl Ste 102, with different names, area codes and emails. Offers are all over the place too from $1,100 to $2,420.
8/13/2022. 8 Lots Real Estate must be reading the blog. New offer of $2,200 received. They got a new phone number this time.
10/8/2022. Alta Vista Land Group sends an offer of a measly $1,750. New company, same old form letter.
10/20/2022. 10810 N Tatum Bl in Phoenix AZ Sent TWO offers on the same day. Different companies: Moonlit Land, LLC and Land Express Properties, LLC. $2,400 and $2,200. What the heck is this? Closet operations buying up property? Land flippers? FYI I see the average buying cost at $4,000 for a 5 acre parcel.
10810 N Tatum Bl #102 is the address for a Kinky-Mailbox hole in the wall. Why deal with shady agents that hide behind a mail drop location?
10/30/2022. Alta Vista Land Group must be shocked that their offer of $1,750 was not accepted so they sent ANOTHER measly offer of $1,750.
11/19/2022. A new lowball offer. $1,591.37 offered by Patrick Elder. Address is another UPS mail drop store. Why the crazy random dollars and cents?
12/10/2022. Mail drop at 10810 N Tatum Bl pops up again. New quickie, Unbound Estates sends a low offer of $2,700. Unbound Estates lists three Ranchos for sale at $7,500 each.
1/7/2023. Another $2,500 offer from another buyer with a gmail address. Odd thing is that markshultz1101@gmail.com sent it to the wrong name. I won't print the name on the form letter, but it's not me. Parcel number and postal address is right though.
1/21/2023. Cactus Land Company repeats last year's offer of $2,800.
1/28/2023. Inflation! Simmons Land Equity offers up a whopping $3,282. Missing the Biden "I Did That" sticker. Also missing on the letter is a phone number. Number shown is from a BBB page. Address is a UPS mail drop like the rest of the PHX land buyers. Simmons resells 5 acre Rio Grande Ranchos for $7,000.
2/1/2023. Keystone State wants you land! Open Acres Land Co pitches a low offer $2,235. Visit them at the Staples store, right next to the Dollar Store. Yeah, sounds like another fly by night operation.
2/13/2023. There's a book about our land - "Cheap Land Colorado: Off-Gridders at America's Edge" Good read, sounds like my stepfather that bought the land originally would fit right in with the flatland dwellers.
“In these dispatches, [Conover] invites readers to ride shotgun along an unraveling edge of the American West, where sepia-toned myths about making a fresh start collide with modern modes of alienation, volatility, and exile.... In a nation whose edges have come to define its center, this is essential reading.”
2/25/2023. 10810 N Tatum Bl in Phoenix again. Different company, Hanna Land Ventures. No physical location other than a mail drop. Same Presorted First Class permit 634.
3/10/2023, Patrick Elder becomes a repeat. Interesting that his offer is "$1,680.63 to $4,033.51". No set amount. Pat also chukked his Gmail address for info@heoland.com. And his letter is not the same form letter as the rest, plus the bulk postage is from "LETTERSTREAM'. Do check the Yelp reviews.
3/18/2023. Repeat from Robert Jenny. Second highest offer, still too low. Appears to be another mail-drop address. Bulk rate permit 634.
3/19/2023. Two today. A repeat from Cactus Land Co with the 2nd highest offer ever of $3,200. And the mail drop at 10810 N Tatum is back as Tros Unlimited with a pitiful offer of $1,600 Might be this business in California - the 951 California area code points that way.
TROS UNLIMITED, LLC is a California Limited-Liability Company - Ca filed on March 6, 2023. The company's filing status is listed as Active and its File Number is 202355514169.
The Registered Agent on file for this company is Carl Skaja and is located at 960 Canterbury Pl Suite 110, Escondido, CA 92025. The company's principal address is 40125 Starling St, Temecula, CA 92591 and its mailing address is 40125 Starling St, Temecula, CA 92591.
4/10/2023. Mail Drop at guess where? Yep 10810 N Tatum Blvd Ste 102-1010 home of McDaniel Financial offers up $2,357 with a burner gmail address. Web searches point to Tyler Texas, at a house across from Rickys Tacoz or Deming New Mexico for the area code. Or Bizapedia lists the name McDaniel Financial, LLC lists a Marvin Leroy McDaniel and Cara Michelle McDaniel at 1001 Jackie Ray, Whitehouse, TX 75791 as the managing member.
5/6/2023. Patrick Elder back for the third time. Still the same fancy pants 2 page letter not like the generic offers. Lowball offer of $1,800. Must need to save money to afford that Sunset Blvd mail drop address. Presort postage permit 888 out of St Pete FL. Now accepting text message replies with picture to 424-552-3811.
6/17/2023. More than a month goes by with NO solicitations. Is it over?
7/19/2023. No offers this month.
8/8/2023. After a three month dry spell another low offer comes in. From 10810 N Tatum Bl of course, where all the professional land barons hail from. From the same box number as Moonlit Land. Jericho Land Group. No name, just a "Coming Soon" web page with the phone number.
10/4/2023. Two months after the last lowball offer - nothing since. C'mon man, where's the offers?
10/14/2023. Well ask and though shall receive. Two offers on the same day, same postage permit 634 out of San Francisco way different locations, low offers in the mid 2000s. Jeff Wright at 500 Westover Drive. Same address as Alta Vista Land Group.
12/21/2023. Merry Christmas. Got a couple. One is from . . guess..10810 N. Tatum in Phoenix. Land Express is still in business, offering a little more than before.
01/27/2024. Happy New year. A few more trickled in. Another from mail drop at 500 Westover Drive in Sanford North Carolina, that sketchy address is catching up with 10810 N Tatum in Phoenix.
June 2024 checking in. Summer starts, what a good time to buy some great outdoors. No one is knocking. No offers since the last entry in January. What happened?
6/15/2024. The call for carpetbagger land buyers was answered. This one from a Jesse Ashbrook in a different letter format and a real website called www.dirtfordough.com, With all the professional marketing they show I thought this would be a good offer. No, a piddley "Up to $350 per acre" is the offer. Their sales site lists 5 acre parcels in Costilla county sold for $6,700.00, quite a markup from $1,400.00. Mailing address of 1985 W Henderson Rd in Columbus Ohio is a mail drop Pak & Ship store. Mail permit this time is 888 out of St Petersburg Florida.
6/29/2024. 500 Westover Drive again. New buyer "Erik Swanson" Is it this bald guy?
7/19/2024. Creepy call. Get a phone call from someone only identifying as "John". John offers "up to $3000" depending on location and proximity to the river. Don't know where John got the phone number he called on (was not the web site contact number) and if he got the number through some county paperwork that paperwork would show where the lot is.
11/8/2024. Another long quiet stretch. Got a repeat from dirtfordough.com with a vague offer of "up to $350 an acre". See 6/15/2024.
11/30/2024. High zoot offer. Two pages not a "THIS IS AN OFFER FOR YOUR LAND" template in a camouflage envelope with a real first class postage stamp. Could this be the offer I am waiting for? Nah. Simpli Acres bids a 1999 price of $2,745.42. No real location, the physical address is a UPS mail drop in Austin Texas.
12/22/2024. Third time this year, dirtfordough.com comes back with same piddley "$350 per acre" offer. See 11/8/2024. Permit 888. St Pete, FL.