Purchase Terms of Use

Area 6 Land Company LLC

These Purchase Terms of Use govern the purchase of vacant land properties sold by Area 6 Land Company LLC (“Area 6,” “the Company,” or “Seller”). By submitting a down payment or signing a purchase agreement, the purchaser (“Buyer” or “you”) agrees to the terms below. Some terms apply only to cash purchases and some apply only to purchases made through Area 6’s owner financing option. Each is noted accordingly.

This agreement carries substantial legal consequences. Area 6 advises every buyer to consult independent legal and tax counsel before signing a purchase agreement.

1. Agreement to Purchase

Area 6 agrees to sell, and Buyer agrees to buy, the property identified in Buyer’s individual purchase agreement, including its parcel ID and legal description (the “Property”).

2. Purchase Price and Payment Method

The purchase price, down payment amount, and any balance due are set out in Buyer’s individual purchase agreement. Buyer represents that, except for any portion financed by Area 6, Buyer has sufficient funds to complete the purchase at signing. Area 6 offers two payment paths.

Cash purchase: the purchase is not contingent on financing, and the full balance is due as stated in the purchase agreement.
Owner-financed purchase: Area 6 finances a portion of the purchase price through a promissory note. The financed amount, interest rate, loan term, and monthly payment (including a note servicing fee and estimated property taxes) are set out in Buyer’s individual purchase agreement and promissory note.

3. Down Payment and Fees

Buyer must deposit the down payment amount stated in the purchase agreement with Area 6. A one-time processing fee, disclosed at signing, is also due at that time.

4. Owner Financing: Promissory Note Terms

The following terms apply only to purchases made through Area 6’s owner financing option.

Payment: Buyer pays the monthly principal and interest payment, plus the note servicing fee and estimated property tax portion, for the number of months set out in the promissory note, beginning on the date specified there. Interest is calculated on the unpaid principal balance at the rate stated in the note. The final payment covers all remaining principal and accrued interest.
Order of application: payments are applied first to accrued unpaid interest, then to late charges, then to principal.
Default rate: if Buyer defaults, including failing to pay at final maturity, Area 6 may increase the interest rate on the note by five (5) percentage points. This default rate replaces the original rate even if the default is later cured.
Prepayment: Buyer may prepay the note in whole or in part at any time with no prepayment penalty. Only interest accrued through the payoff date will be assessed.
Late charge: a payment that is 15 or more calendar days late is subject to a late charge in addition to the regularly scheduled payment.
Events of default include: failing to make a payment when due; failing to comply with a material term of the purchase agreement, promissory note, or land contract; defaulting on another loan in a way that materially affects the Property; or providing a false statement to Area 6 in connection with the loan.
Cure period: a default other than a missed payment may be cured if Buyer has not received notice of the same breach within the preceding 12 months. Buyer must cure within 15 days of written notice, or, if the cure reasonably requires more time, begin curing within 15 days and complete it within 30 days.
Acceleration: if Buyer defaults, becomes insolvent, or transfers any interest in the Property without Area 6’s consent, the entire unpaid balance and accrued interest may become immediately due at Area 6’s option.
Security: the promissory note is secured by a land contract on the Property.
Costs and venue: Buyer is responsible for all collection costs, including reasonable attorney’s fees. Any legal proceeding to enforce the note is filed in the court of Area 6’s choice.
Waiver: Buyer waives presentment for payment, demand, notice of protest, and defenses based on any extension of time granted by Area 6.

5. Property Condition and As-Is Sale

Buyer represents that they have personally inspected the Property and accepts it in its present, “as-is” condition.

6. Inspection Guarantee

Cash purchases include a 30-day satisfaction period. Owner-financed purchases include a 90-day inspection period from the date of the down payment. If Buyer is unsatisfied with the Property within the applicable period, Area 6 will either exchange the Property or refund monies paid, minus closing costs, payment fees, and account setup fees.

7. Utilities and Environmental Disclosures

Buyer accepts the present condition of all utility access to the Property. Area 6 is not aware of wetlands, shoreland, or flood plain conditions affecting the Property, hazardous substances or petroleum products placed or released on the Property in violation of law, or underground storage tanks on the Property, except as disclosed in Buyer’s individual purchase agreement.

8. Property Use Restrictions (Owner-Financed Purchases)

Until an owner-financed purchase is paid in full: Buyer may not live on the Property, pull permits, or build any structure on it. Buyer must not dump environmentally hazardous waste on the Property and must comply with all applicable local and state codes, zoning ordinances, and rules. Area 6 may also limit the amount of timber removed from the Property to only the area needed for a dwelling or structure until the Property is paid in full.

9. Closing

Closing occurs on or before the date stated in Buyer’s individual purchase agreement, unless extended under these terms. Closing may be extended up to 7 days after any title objections are cured, or by written agreement of both parties.

10. Title and Conveyance

Area 6 warrants that the Property is free of liens, that taxes are current, and that the Property is available to Buyer as of the purchase agreement’s effective date. Area 6 will convey title by Special Warranty Deed. For owner-financed purchases, Area 6 holds the Title Warranty Deed and keeps the Property’s title free of loans, liens, or encumbrances until the Property is paid in full, then records the Special Warranty Deed within 30 days of final payoff. Area 6 will satisfy any outstanding mortgages, deeds of trust, or special liens on the Property before or at closing, except those specifically assumed by Buyer. Title will be good and marketable, subject to recorded covenants and restrictions, utility easements and rights-of-way, applicable zoning ordinances, prior mineral reservations, and current or future assessments and taxes.

Area 6 does not provide a title report at closing; Buyer may obtain a title search at Buyer’s own expense. If title defects are found, Area 6 will notify Buyer within 5 days of closing, and Buyer may cancel the contract and receive a refund, accept title as-is, or allow Area 6 reasonable time to cure the defect at Area 6’s expense, with the closing date extended as needed. Area 6 represents that the Property may be legally used as zoned and that no government agency has required repairs, alterations, or corrections beyond what is disclosed.

11. Appraisal and Survey

Any appraisal is Buyer’s responsibility. A survey is not required.

12. Possession

Before closing, the Property remains in Area 6’s possession. For owner-financed purchases, the use restrictions in Section 8 continue to apply until the Property is paid in full.

13. Closing Costs

If closing through a title company, the following closing costs apply. There is no cost to Buyer when closing directly with Area 6.

Closing Cost	Responsible Party
Attorney Fees / Title Company Fees	Buyer
Title Insurance	Buyer
Title Abstract or Certificate	Buyer
Recording Fees	Seller
Appraisal	Buyer
Survey	Buyer
Transfer Taxes	Seller
All Other Closing Costs	Buyer

Costs may be split 50/50 between Buyer and Seller where noted in Buyer’s individual purchase agreement.

14. Property Tax Prorations

Current-year taxes, interest, maintenance fees, assessments, dues, and rents are prorated through the closing date and adjusted once final tax statements are available. For owner-financed purchases, property taxes are prorated and added to Buyer’s monthly payment, and Area 6 pays the property taxes until the Property is paid in full and title is conveyed. If a county raises property taxes, the increase is reflected in Buyer’s monthly payment.

15. Default and Remedies

If Buyer fails to comply with these terms, Buyer is in default, and Area 6 may enforce specific performance, pursue other legal relief, or terminate the contract and keep the earnest money or down payment as liquidated damages. If Area 6 fails, for reasons beyond its control, to complete a required repair or deliver clean title within the time allowed, Buyer may extend the closing date up to 15 days or terminate the contract and receive a refund of earnest money. If Area 6 fails to comply for any other reason, Area 6 is in default, and Buyer may enforce specific performance, pursue other legal relief, or terminate the contract and receive a refund of earnest money.

For owner-financed purchases, Buyer has a 15-day grace period on each monthly payment. If a payment is more than 35 days late, Area 6 will notify Buyer by email and give 15 days to bring the account current. If Buyer does not cure the default within that period, the Property is considered foreclosed, Area 6 may take back possession without going to court, and Buyer forfeits all payments made and any interest in the Property.

16. Attorney’s Fees and Legal Proceedings

The prevailing party in any legal proceeding related to a purchase is entitled to recover costs and reasonable attorney’s fees from the non-prevailing party.

17. Seller Representations

Area 6 represents that, as of the closing date, there will be no liens, assessments, or security interests against the Property that will not be satisfied from sale proceeds, other than loans assumed by Buyer, and that any assumed loans are not in default. If any representation proves untrue, Buyer may terminate the contract and receive a refund of earnest money. These representations survive closing.

18. Federal Tax Reporting

If Area 6 is required to certify its status under federal tax law and fails to provide the required affidavit, Buyer must withhold the necessary amount from sale proceeds and remit it to the IRS with the appropriate forms. Federal law requires written reports for cash payments received above certain thresholds. For owner-financed purchases, Area 6 collects Buyer’s Social Security number for tax reporting purposes; this information is collected by phone rather than in writing for Buyer’s security.

19. Entire Agreement

Buyer’s individual purchase agreement, promissory note (if applicable), and land contract (if applicable) contain the entire agreement between the parties and cannot be changed except in writing signed by both parties.

20. Notices

All notices must be in writing and are effective when mailed, hand-delivered, emailed, or sent by fax. Buyer must keep a current mailing address, phone number, and email on file with Area 6, and will receive notices at the contact information provided in Buyer’s individual purchase agreement. Notices to Area 6 should be sent to:

Area 6 Land Company LLC

1344 Disc Dr #3033, Sparks, NV 89436

Phone: (775) 235-6222

Email: sales@area6landcompany.com

21. Assignment

Buyer may not assign the purchase agreement without Area 6’s consent. Area 6 may assign the agreement, and these terms bind both parties’ heirs, executors, administrators, successors, and assigns.

22. No Reliance on Prior Statements

Buyer’s individual purchase agreement and related documents represent the entire and final agreement between the parties. Neither party relies on statements made outside those documents, and neither party is bound by terms not contained in them.

23. No Broker

Neither party has used a real estate broker or agent for this transaction. If either party independently engaged one, that party is responsible for the agent’s fees outside of closing.

24. Eminent Domain

If the Property is condemned by eminent domain after the effective date of the purchase agreement, Area 6 and Buyer will attempt to agree on whether to continue closing, in whole or in part, or cancel the contract. If the parties cannot agree, Buyer may cancel the contract and receive a refund of the down payment.

25. Recording

The purchase agreement may be recorded in the official records of the county and state where the Property is located.

26. Payment Setup and Deed Delivery (Owner-Financed Purchases)

After signing, Area 6 sends the promissory note, land contract, and purchase agreement for electronic signature. The first payment is due approximately 30 days from the contract date, by check or credit card. Area 6 then emails an auto-payment link to set up recurring monthly payments and collect the one-time note setup fee. Once Buyer makes the final payment, Area 6 sends the Special Warranty Deed for Buyer’s review before recording it in Buyer’s name.

27. Receipt Acknowledgment

By signing, Buyer acknowledges receipt of any down payment and document preparation fee terms disclosed in Buyer’s individual purchase agreement.

28. Time Is of the Essence; Governing Law

Time is of the essence in the performance of these terms. This agreement is governed by the laws of the State of Nevada.

29. A Word on Communication

Area 6 encourages open communication. If you are having trouble making a payment, contact Area 6 before the account becomes delinquent. Working together to find a solution comes before starting the default process. Paying more than the minimum payment each month, even a small amount extra, reduces total interest and shortens the payoff time.

30. Legal Consultation

This agreement carries real legal consequences. Area 6 encourages every buyer to consult independent legal and tax counsel before signing a purchase agreement.