High-Yield Land Note Investments from a Trusted Utah Company
Looking to invest in real estate without owning physical property? Land notes offer a reliable way to generate passive income backed by real assets. Whether you're new to note investing or expanding your portfolio, our inventory and guidance can help you reach your financial goals.
Benefits Of Investing in Land Notes
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Cash Flow
Step into the role of the lender and receive monthly principal and interest payments automatically deposited into your bank account.
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Secured by Real Estate
Every note is backed by a parcel of land through a first-position trust deed, providing security you won’t get with stocks or unsecured investments.
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High Returns
Enjoy competitive interest rates up to 13.99% designed to deliver strong, consistent returns.
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Minimal Work
We handle all the servicing, paperwork, and borrower communication. You just collect payments and watch your investment grow.
A Trusted Partner in Land Financing
For over 30 years, Mountains West Ranches has been selling and financing land in Utah, just under two hours from Park City. To support our continued growth, we offer a select number of our in-house loans to investors like you.
Meet Chalea, your dedicated point of contact. She’s been helping investors succeed with trust deed notes for over 13 years and brings unmatched knowledge and care to every conversation. Born and raised right where we sell land, Chalea is also the granddaughter of our founder, continuing a proud family legacy of honesty, service, and long-term success.
Investor Testimonials
Hear directly from land buyers and note holders who’ve worked with us. Our investor testimonials highlight real experiences from people who chose raw land as a path to long-term growth, stability, and flexible ownership. Whether they purchased for resale, legacy planning, or steady returns, these stories show what’s possible when you invest with Mountains West Ranches.
Featured Land Notes For Sale
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![Fruitland Farms property]()
Fruitland Farms Lot 4
This note brings in $2,136.85/month through August 2039 at a 9% interest rate. It was originally sold at $250,000 with a down payment of $12,500 given. The remaining financed amount is $237,500.
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4744-0013
Generating $620.22/month at 8% interest, this note runs through October 2038. Backed by a land sale of $84,900 with a $20,000 down payment, the current balance is $60,767.02. A reliable, secured investment with long-term cash flow.
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Buck Horn Mesa 19-I
This land note brings in $708.97/month through September 2039 at a 9% interest rate. Originally sold for $84,900 with a $15,000 down payment, the remaining financed amount is $69,900. A strong, long-term investment secured by real property.
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VVS-0029
This land note pays $674.24/month at 6% interest through March 2040. Sold for $159,900 with an $80,000 down payment, the financed amount is $79,900 with a current balance of $79,098.88. A low-risk, long-term investment secured by real estate.
Why Buy Land Notes Through Mountains West Ranches?
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All of our notes are backed by land purchases. No houses, no commercial buildings, just raw or recreational land.
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Every note includes a clear loan history, payment status, and copies of the original documents.
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With over three decades of experience, we’ve built a reputation for reliability and transparency in land financing. Our team understands the unique nature of land note investing and brings a long history of successful outcomes for investors.
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Our in-house servicing team handles all borrower communication, payment processing, and reporting. You don’t have to worry about chasing payments or managing paperwork. We take care of it all.
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Note investing offers strong passive income potential with little day-to-day involvement. Once you purchase a note, our team manages the rest, giving you more time and less hassle.
Land Notes are High Return Investment Opportunities
Land notes offer a powerful way to generate steady, passive income. Often with returns that outperform traditional investments. When you invest in a land note, you step into the role of the lender, earning fixed monthly payments secured by real property.
Unlike rental properties or the stock market, land notes require no tenant management, no upkeep, and minimal involvement. Each note is backed by a parcel of land and serviced by our in-house team, so you receive reliable ACH payments, without chasing borrowers or handling paperwork.
With clear terms, fixed interest rates, and the potential for double-digit annual returns, land notes are a simple, stable path to long-term income.
Recap of Our Process
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1. Choose The Perfect Land Note for You
Explore our land notes for sale and find the right fit for your investment goals. Each note includes payment terms, property location, borrower info, and duration.
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2. Submit Forms to Investor Liaison
After selecting your land notes, complete a short investor form. Our team will guide you through account setup, verify your info, and prepare documents for closing.
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3. Close Through a Title Company
We close each transaction through a licensed title company. You’ll receive a Lender’s Policy and title insurance, giving you full protection and legal ownership of the note.
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4. View Your Notes and Receive Monthly Payments
After closing, track your note details and payment history online. Receive monthly principal and interest payments via ACH. No chasing or follow-up needed.
Land Notes FAQ’s
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Our recourse agreement guarantees that we will replace the note if it defaults with one alike. The closing process is the same as when you purchase a note.
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As soon as the funds have cleared our escrow account they are forwarded directly to your bank account via ACH, or a check by mail if you choose.
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$15 per note per month
Services include:
Retention of all documents and records
Collection of payments
Assuring payments are made on time and getting them caught up if late.
Access of records through online system, MyNote
Transmission of payments via ACH or check by mail
Tracking reports that are sent out with each ACH
Year End tax reporting
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We offer a range of performing land notes with clearly defined terms. Each note includes a fixed interest rate, monthly payment schedule, and is serviced by a dedicated loan team. Properties vary in size and location, but all are secured with a first lien position and clear documentation.
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Land notes are a good fit for passive investors looking for steady cash flow, including individuals using self-directed IRAs or those seeking lower-risk real estate options. Whether you're experienced or new to note investing, our team helps you find a note that aligns with your income goals.
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All of our properties are located in Duchesne County, Utah and we operate out of two physical locations under Mountains West Ranches located in Heber and Fruitland.
Join Hundreds of Investors Earning Monthly Income Backed by Real Property
Trust Deed Investment Disclosures
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No Guarantees: Trust deed investments are not insured by any government agency or private entity. There is a risk of partial or total loss of principal if the borrower defaults or market conditions worsen. Investors should be prepared for scenarios where expected returns are not realized.
Past Performance: Historical performance of trust deed investments cannot reliably predict future results. Each investment is subject to changing economic trends, borrower reliability, and shifts in real estate markets that may negatively impact performance.
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Illiquid Asset: Trust deed notes are not traded on public exchanges and do not have an active secondary market. As such, investors should expect to hold the investment until maturity, which could be several years. Early liquidation, if possible, may result in discounts or delays.
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Securities Compliance: Some trust deed investments may be considered securities under federal or state law, even if exempt from registration. This classification subjects them to various legal obligations and investor protections, including potential disclosure requirements and offering limitations.
Not a Bank Product: These investments are not savings accounts, CDs, or other bank products, and therefore do not benefit from FDIC insurance or similar protections.
Accredited Investors: Certain offerings may only be made available to accredited investors (as defined by Regulation D, Rule 501). Verification of net worth or income may be required before participation.
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Default Risk: The borrower may fail to make scheduled payments, requiring legal action, repossession, or foreclosure. These processes can be expensive, time-consuming, and may not result in full recovery of the investment.
Market Risk: Real estate values can fluctuate due to economic cycles, changes in land use, zoning regulations, or natural events. A drop in property value may reduce the collateral’s effectiveness in securing the investment.
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Foreclosure Delays: If a borrower defaults, the legal process to recover the investment—foreclosure or collection—can be slow and burdensome, especially in rural jurisdictions. Costs associated with these actions may reduce the overall return.
Recourse Limits: Even if a recourse agreement exists, the ability to collect funds depends on the borrower's solvency and the enforceability of the agreement. Legal remedies may not fully compensate for investment losses.
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Compensation: Note originators, servicers, or related parties may earn fees for marketing, managing, or servicing investments. These financial incentives may influence their recommendations or create potential biases.
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Investor Responsibility: Each investor is responsible for evaluating the investment, reviewing the terms, and verifying all materials provided. Decisions should be based on independent judgment and not solely on promotional content or third-party advice.
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Seek Guidance: Investors are strongly encouraged to consult with financial, legal, and tax professionals prior to investing. Trust deed investments may have complex legal, regulatory, or tax implications that require expert interpretation.