Straight answers.

Older houses on lots that support a substantially larger build, in neighbourhoods where builders are actively working. Interior streets rather than arterials, flat and regular parcels, any condition at all.

We are buying the land. The house on it is usually coming down.

No, and it rarely changes the number much. Deferred maintenance, a failing roof, storm damage, dated everything, a house that has sat empty for years — none of it is disqualifying, because we are not planning to live in it.

The one thing that does matter is anything affecting the land: flood plain, an easement running through the buildable area, or a lot too narrow for what a builder needs.

No. Take what you want and leave the rest — furniture, belongings, tools, debris. Clearing the house is our expense.

This is the answer that matters most on inherited properties, where the contents are often the reason a family has done nothing for two years.

Common, and we are used to it. Tell us early so the contract and the closing date account for the court timeline rather than fighting it.

If you are the executor, you will usually need letters of office before you can sign. Your probate attorney will know exactly where you stand — and if you do not have one, that is worth sorting before anything else.

Workable. We need to know the lease terms, whether there is a written lease at all, and whether the tenant is current. We would rather buy occupied than have you attempt an eviction on our behalf.

Yes, and it is more common than people expect — usually when someone is waiting on a build, a school year, or a move out of state. It is written into a separate Seller in Possession Agreement at the time of contract.

Raise it at the start rather than the end. It is straightforward when planned and awkward when sprung.

Backwards from what a builder can sell a finished home for on your specific street. From that we subtract construction cost, carrying cost, permitting and the builder's required margin. What remains is what the land supports, and our offer comes out of that.

You get the reasoning, not just the figure. If our number does not work for you, the analysis is still yours to use.

Sometimes, sometimes not. A renovated house sold to a family and a teardown lot sold to a builder are two different markets, even on the same block. Lot width, depth, orientation and what the village will permit can separate two neighbouring parcels by a large margin.

Within reason. There is a ceiling set by what a builder will pay, and we cannot invent room above it — but if you know something about the lot we do not, tell us. Assembled parcels, alley access and unusual depth all move the number.

No. Neither side is represented by a broker, so there is no listing commission out of your proceeds. Ordinary closing costs are allocated in the contract and we will tell you plainly which side carries what before you sign.

Three weeks is realistic when title is clean and nothing is in probate. More often the pace is set by whatever you need — most of the waiting in any sale is title work, which we start on day one.

Escrow opens, the title commitment is ordered, our earnest money goes down, and we walk the property once. Our how it works page lays out every step in order.

Usually the second, and we would rather say so than have you discover it at closing. We contract the property and then place it with a builder whose criteria it fits, assigning our contract to them or closing and reselling.

What that means for you: your price does not change, our income comes from the builder's side rather than yours, and your contract is with us either way. We are responsible for closing it.

No. Nothing goes on the MLS. Your address is shown to the builders whose stated criteria it fits and to nobody else.

In Illinois a residential closing normally involves an attorney on each side, so yes. In Arizona closings run through a title and escrow company and an attorney is not typically involved.

Either way, have someone read the contract before you sign it. We would rather you did.

Register a buy box on our partners page — the pockets you work, your frontage minimum, your price band and how quickly you close. You hear from us only when a site fits. Nothing is blasted, and your criteria are not shared with anyone.

No. We are a principal buyer, not a brokerage, and we are not chasing listings. Owners who genuinely belong on the open market we send to agents rather than leave stranded.

If you bring us a buyer, you are paid for it — agreed up front, in writing, and settled at closing through your brokerage rather than to you personally, so nothing about it touches your licence.

Work in both directions and no money for introductions. The partners page sets out exactly what moves each way for each profession.

With attorneys, lenders and title companies no fees change hands in either direction — ethics rules and federal settlement law both see to that, and neither side needs it.

Nationwide, with concentrated work in Scottsdale and Paradise Valley and across Chicagoland and the North Shore. If your property sits outside those but fits, send it anyway — we would rather look and say no than miss the right lot.

No, and we do not act as anyone's agent. TerraLux is a principal buyer — we buy for our own account and may resell or assign our interest. Nothing we tell you is legal, tax or financial advice.

Call or text (623) 352-8277, or email info@terraluxacquisitions.com. Most enquiries get a reply the same day.