For sellers
What Back 40 buys — and what we don't
Straightforward criteria. If your property is on the list, we will make an offer. If it's not, we will tell you that fast.
Back Forty Real Estate is a licensed Idaho real estate brokerage (Idaho License #LC51038) purchasing your property for our own account as a principal. We are not acting as your real estate agent, and you are not represented by a real estate agent in this transaction. We recommend you have your own attorney review any offer before you sign.
Homes we buy
- • Single-family homes in any condition.
- • Inherited properties (probate-stage included).
- • Tired rentals — tenant in place is fine.
- • Fixers and gut-jobs.
- • Homes on land in Kootenai, Bonner, and adjacent counties.
- • Manufactured homes on owned land (case-by-case).
Land we buy
- • Vacant parcels from half-acre infill lots to 100+ acres.
- • Raw, partially improved, or fully improved (well, septic, road).
- • Timber, farm, ranch, recreational, residential lots.
- • Parcels with clear title or with resolvable encumbrances (back taxes, liens, easements).
- • Out-of-state owners welcome — remote signing supported.
What we typically pass on
- • Active short-sales already mid-process with another buyer.
- • Condos with active HOA disputes or special-assessment fights.
- • Properties where the seller owes substantially more than the home is worth.
- • Properties outside our service area without a clear local-comp anchor.
Even if your property is on this list, send it. Sometimes the situation isn't what it looks like.
Frequently asked questions
- Do you buy outside Kootenai and Bonner counties?
- Sometimes. We look at adjacent counties case-by-case. Send the address; we will tell you straight whether it fits.
- Do you buy mobile / manufactured homes?
- Yes, when the home is on owned land. Mobile homes on rented lots are typically not a fit.
- Do you buy condos?
- Most condos are not a fit — HOAs add closing complexity that breaks the speed advantage. We look case-by-case if the HOA is straightforward.
- Will you buy if I owe more than the property is worth?
- Probably not. We need at least to cover the mortgage payoff plus our minimum margin. If you are underwater, listing on the open market or working with a short-sale specialist is usually better.
- Will you buy land without legal access?
- Sometimes. Inaccessible parcels are a steep discount but we have closed on them. Send the parcel number.
- Do you do "subject-to" or seller-financed deals?
- Not as a standard practice. We close with cash. If the situation genuinely requires creative terms, mention it on the form and we will look.
- Am I represented by an agent in this transaction?
- No. Back Forty Real Estate is a licensed Idaho brokerage purchasing this property for our own account. You are not represented by a real estate agent in this transaction. We recommend you have your own attorney review any offer.
- What if I am not sure the property fits?
- Send it anyway. A quick "no, this is not for us, here is who might be" beats wondering for weeks.