By using our site or working with us, you accept these terms. We are real estate investors, not licensed brokers. Cash offers are estimates until we finalize a contract. For Texas wholesale transactions, we disclose our equitable interest as required by HB 1689. Disputes go to arbitration in Harris County, Texas. Read the full terms below.
Note: These Terms of Service are provided in English and Spanish. The English version governs; the Spanish translation is for convenience only.1. Acceptance of Terms
These Terms of Service ("Terms") form a binding legal agreement between you ("you," "your") and Land Dreamz, a Wyoming limited liability company doing business in Texas ("Land Dreamz," "we," "us," "our").
By accessing our website, submitting information through a web form, calling us, texting us or signing a contract with us, you agree to these Terms and to our Privacy Policy, which is incorporated by reference. If you do not agree, do not use the site or services.
2. Eligibility
You must be at least 18 years old and have legal capacity to enter into contracts. If you submit a property to us, you represent that you have legal authority to sell, assign or convey an interest in that property, alone or with all other co-owners.
3. Equitable Interest & Assignment Disclosure (Texas HB 1689)
Land Dreamz operates as a real estate investor and wholesale buyer. When we sign a contract to purchase your property, we may do one or more of the following: (a) close on the property ourselves and take title; (b) assign our rights under the purchase contract to a third-party assignee or end buyer, who will then close in our place; or (c) market our equitable interest in the contract to other investors before closing.
By signing a purchase contract with us, you acknowledge that we have disclosed our intent and that we hold only an equitable interest in the property until closing. We are not licensed real estate brokers and we are not acting as your agent. We are principals seeking to acquire or assign an interest in real property for our own account or for assignment to other investors.
You retain the right to seek independent legal, tax and real estate advice before signing any contract.
This disclosure is provided in this document, on the website and again in the body of every purchase or option contract we present. The contract version is the binding HB 1689 disclosure for any specific transaction.
4. We Are Not Licensed Brokers
Pursuant to Texas Occupations Code §1101.0045, Land Dreamz and its representatives do not hold a Texas real estate broker license or sales agent license. We are not authorized to act as a broker or agent in any transaction. We are real estate investors and contracting principals.
If you want representation by a licensed broker or agent, you may engage one independently. We will cooperate with your broker.
5. Cash Offers and Property Information
5.1 Initial Offers Are Estimates
Any preliminary cash offer we provide, whether on the phone, by text, by email or on the website, is a non-binding estimate based on the limited information you have given us and our preliminary market analysis. A binding offer requires (a) a written purchase contract signed by both parties, (b) inspection and any agreed contingencies and (c) clear and marketable title.
5.2 Final Offer Subject to Diligence
We may revise or withdraw an offer if we discover material differences between your representations and the property's actual condition, occupancy, title status, lien position, environmental status or legal status.
5.3 Closing Timelines
Standard closing windows we discuss (for example, 7 days, 21 days, 30 days, 60 days, 90 days, 180 days or flexible) are typical timelines. Actual closing depends on title work, lender approval if any and seller cooperation. We will state the closing date in the written contract.
5.4 No Listing Agreement
Submitting your property to us is not a listing agreement, an exclusive right to purchase or an option contract. We acquire no rights to the property until and unless we sign a written purchase contract or option contract with you.
6. Your Representations and Warranties
By providing property information to us, you represent and warrant that:
- You are the legal owner of the property or you have written authority from all owners to negotiate its sale.
- The contact information and property details you provide are accurate to the best of your knowledge.
- You are not a minor and you are not under the legal influence of any party that would render your consent invalid.
- You are not under any exclusive listing or option agreement that would prohibit you from contracting with us or if you are, you have disclosed it.
- You have not been induced to provide information by any fraudulent or misleading communication from a Land Dreamz representative.
7. Buyer List Terms
If you join our cash buyer list:
- You consent to receive property listings, offers and related communications via email and SMS.
- You may opt out at any time per the Privacy Policy opt-out instructions.
- Property listings are subject to availability. We make no guarantee that any specific deal will be offered to you or at what price.
- You are solely responsible for your own due diligence on any property you consider purchasing or assigning. We do not warrant condition, title, market value or rental performance.
- Any purchase or assignment from us is governed by a separate written contract.
- We may remove you from the buyer list at our discretion for non-engagement, abusive behavior, suspected fraud or violation of these Terms.
8. SMS, Calls and Communications Consent
Your consent to receive SMS messages, phone calls and emails from us is described in detail in our Privacy Policy Section 4 (SMS) and Section 5 (Phone Calls). SMS consent is collected only through an optional, unchecked consent checkbox or another affirmative opt-in action. Providing SMS consent is optional and is not a condition of any purchase, sale or service.
We send SMS as a registered A2P 10DLC sender under our brand Land Dreamz. Message and data rates may apply. Message frequency varies. Reply STOP to unsubscribe or HELP for help at any time. No mobile information will be shared with third parties or affiliates for marketing or promotional purposes. See the Privacy Policy for full opt-out instructions across all channels.
9. Intellectual Property
All website content, including text, logos, graphics, software, page layouts and the compilation thereof, is owned by Land Dreamz or its licensors and is protected by United States and international copyright, trademark and other intellectual property laws.
You may view and print pages for your personal, non-commercial use. You may not copy, modify, distribute, sell or lease any part of our website or its content without our prior written consent. The "Land Dreamz" name, logo and product names are trademarks of Land Dreamz.
10. Acceptable Use
You agree not to:
- Use the site or services in any way that violates federal, state or local law.
- Submit false, misleading or stolen property or identity information.
- Impersonate any person or entity or misrepresent your authority to act on behalf of a property owner.
- Interfere with, disrupt or attempt to gain unauthorized access to the site, our systems or our other users' accounts.
- Use any automated means (bots, scrapers, crawlers) to access the site except for publicly available search-engine indexing.
- Use our services to send spam, harass our representatives or distribute malicious code.
- Reverse-engineer, decompile or disassemble any software used by the site.
- Use the site or any information obtained from it to build, market or operate a competing product or service or to solicit our customers, sellers, buyers, lenders or personnel.
Violation may result in immediate termination of access and may be reported to law enforcement.
10.1 Non-Circumvention
The identity of any seller, property owner, property, buyer, lender or other contact made available to you through the site and any non-public information about a property or its owner, is confidential and proprietary to Land Dreamz. For a period of two (2) years from the date you access it, you agree not to use that information to identify, locate, contact, negotiate with or transact with any such party in order to bypass, compete with, circumvent or avoid Land Dreamz. Because the harm from a breach of this section is difficult to calculate, you agree that liquidated damages of ten thousand U.S. dollars ($10,000) per occurrence, plus our reasonable attorneys' fees and costs, is a fair and reasonable estimate of that harm and not a penalty.
11. Third-Party Services and Links
Our site may link to third-party websites or use third-party services (telecom providers, payment processors, mapping providers, AI providers). We are not responsible for the content, accuracy, privacy practices or terms of any third party. Your use of any third-party service is governed by that party's own terms.
12. Disclaimer of Warranties
The site and services are provided on an "as is" and "as available" basis, without warranty of any kind, whether express, implied, statutory or otherwise. To the maximum extent permitted by applicable law, Land Dreamz disclaims all warranties, including but not limited to warranties of merchantability, fitness for a particular purpose, title, accuracy, non-infringement and any warranty arising from course of dealing or usage of trade.
Land Dreamz does not warrant that the site will be uninterrupted, error-free or free of viruses or other harmful components or that any defects will be corrected.
No advice or information, whether oral or written, obtained from Land Dreamz creates any warranty not expressly stated in these Terms.
12.1 Real Estate Investment Risk
Properties marketed by Land Dreamz are investment real estate. Real estate investing is speculative and involves substantial risk, including the risk of total loss of capital. Land Dreamz does not guarantee that any property will be profitable, will appraise at or sell for any particular value or will perform as projected. Any figures provided, including after-repair value, rents, rehab estimates, square footage or projected returns, are unverified estimates offered for your convenience only and must be independently verified. You are solely responsible for your own due diligence and for any investment decision you make.
12.2 Properties Sold AS-IS
All properties are offered AS-IS, WHERE-IS, with all faults and with no representations or warranties of any kind, express or implied. Photographs, descriptions, condition notes, acreage and measurements are provided for convenience only and are not guaranteed accurate. Buyers are solely responsible for inspections, title, survey, zoning, access, environmental review and verification of value before purchasing.
13. Limitation of Liability
To the maximum extent permitted by law, in no event shall Land Dreamz, its affiliates, members, managers, officers, employees, agents, contractors or licensors be liable for any indirect, incidental, special, consequential, punitive or exemplary damages, including but not limited to damages for loss of profits, goodwill, use, data or other intangible losses, arising out of or in connection with your use of the site or services, even if advised of the possibility of such damages.
The aggregate liability of Land Dreamz for any and all claims arising out of or relating to these Terms or your use of the site shall not exceed the greater of (a) one hundred U.S. dollars ($100) or (b) the actual cash amount paid by Land Dreamz to you under a fully executed purchase contract if any.
Some jurisdictions do not allow the limitation or exclusion of certain damages, so the above limitations may not apply to you in full. In such jurisdictions, our liability is limited to the maximum extent permitted by law.
14. Indemnification
You agree to indemnify, defend and hold harmless Land Dreamz and its affiliates, members, managers, officers, employees and agents from and against any and all claims, demands, losses, costs, expenses, obligations and damages (including reasonable attorneys' fees) arising out of or related to: (a) your breach of these Terms; (b) your violation of any law or third-party right; (c) any false or misleading information you provide to us; or (d) your use of the site or services in a manner not authorized by these Terms; or (e) your violation of the Telephone Consumer Protection Act (TCPA), the CAN-SPAM Act or any other communications or consumer-protection law.
15. Term and Termination
These Terms remain in effect for as long as you use the site or maintain any business relationship with us. We may suspend or terminate your access to the site at any time, for any reason, including suspected violation of these Terms or law.
Sections relating to indemnification, limitation of liability, disclaimers, governing law, arbitration and any provisions intended by their nature to survive will survive termination.
16. Governing Law, Venue and Jurisdiction
These Terms are governed by the laws of the State of Texas, without regard to conflict-of-laws principles. Any disputes arising from these Terms or your use of the site, except those subject to arbitration under Section 17, shall be brought exclusively in the state or federal courts located in Harris County, Texas and you irrevocably consent to the personal jurisdiction and venue of those courts.
For real property transactions, the contract itself controls choice of law and venue, which will be Texas and the county where the property is located unless otherwise stated.
17. Mandatory Arbitration and Class Action Waiver
17.1 Agreement to Arbitrate
Except as set out below, you and Land Dreamz agree that any dispute, claim or controversy arising out of or relating to these Terms, the site, our services or our communications (a "Dispute") shall be resolved by binding individual arbitration administered by the American Arbitration Association (AAA) under its Consumer Arbitration Rules in effect at the time the arbitration is filed and judgment on the award may be entered in any court of competent jurisdiction.
17.2 Carve-Outs
The following are not subject to arbitration: (a) small claims court actions within the jurisdictional limit; (b) actions for emergency injunctive or equitable relief; (c) disputes that, under the express terms of a real estate purchase contract, are subject to a different dispute-resolution clause (the contract controls); (d) TCPA, SB 140 or other statutory consumer protection claims for which a class action waiver is unenforceable, only to the extent of that unenforceability.
17.3 Class Action Waiver
You and Land Dreamz agree that each party may bring claims against the other only in your or its individual capacity and not as a plaintiff or class member in any purported class, collective or representative proceeding. Unless both you and Land Dreamz agree otherwise in writing, the arbitrator may not consolidate more than one person's claims and may not preside over any form of class or representative proceeding.
17.4 Procedure
The arbitration shall be conducted in Harris County, Texas or by video conference, at the consumer party's election. Each party shall bear its own attorneys' fees and costs unless the arbitrator awards otherwise or applicable law requires fee-shifting. The arbitrator's decision shall be final and binding.
17.5 30-Day Opt-Out
You may opt out of this arbitration and class-waiver provision by sending a written notice within 30 days of your first acceptance of these Terms, to landdreamz.us@gmail.com with subject "Arbitration Opt-Out," including your name, mailing address and a clear statement that you wish to opt out. If you opt out, the remainder of these Terms still apply.
17.6 Severability of Arbitration Provisions
If the class waiver is found unenforceable in any proceeding, that proceeding will be severed and proceed in court but the rest of the arbitration agreement remains enforceable.
17.7 Jury Trial Waiver
To the maximum extent permitted by law, you and Land Dreamz each irrevocably waive any right to a trial by jury in any action, proceeding or counterclaim arising out of or relating to these Terms, the site, our services or our communications.
18. General Provisions
18.1 Entire Agreement
These Terms and the Privacy Policy constitute the entire agreement between you and Land Dreamz regarding the site and its services and supersede all prior or contemporaneous communications and proposals. Any signed written real estate purchase contract between you and Land Dreamz controls over these Terms for that specific transaction.
18.2 Severability
If any provision of these Terms is held invalid or unenforceable, the remaining provisions remain in full force and effect and the invalid provision will be reformed to the minimum extent necessary to be enforceable.
18.3 No Waiver
No failure or delay by either party in exercising any right under these Terms operates as a waiver of that right. Any waiver must be in writing and signed by the party granting it.
18.4 Assignment
You may not assign these Terms without our prior written consent. We may assign these Terms or any of our rights or obligations under them at any time without notice.
18.5 Force Majeure
Neither party is liable for failure to perform caused by acts of God, war, terrorism, civil disturbance, pandemic, government action, fire, flood, hurricane, severe weather, labor dispute, internet or telecom failure or other cause beyond reasonable control.
18.6 Notices
Notices to us must be in writing and sent by email to landdreamz.us@gmail.com or by certified mail to the mailing address we provide upon written request. Notices to you may be sent to the email or phone number on file. Email notice is effective on the day sent.
18.7 Headings
Headings are for convenience only and do not affect interpretation.
18.8 Updates to These Terms
We may update these Terms from time to time. When we make material changes, we will update the "Last Updated" date at the top, post the new Terms at this URL and where required by law, notify affected users. Your continued use of the site after the effective date of updated Terms constitutes acceptance.
19. Contact Us
We're a small Texas team and we answer the phone. Whether you have a question about these Terms, want to opt out of arbitration or just want to talk to a real person about your situation, here's how to reach us.