Straight answers.

It's a fair question and we'd rather you asked it than quietly assumed. No — we're a small land company in Orem run by two people, and here's how you can check rather than take our word for it:

• We never ask you for money, a deposit, a fee, or a payment of any kind. Money moves one direction in this transaction: to you.
• We never ask for your Social Security number, bank login, or card details. The title company collects what it legally needs at closing, and you'll be dealing with them directly.
• Everything closes through a licensed title company with escrow. You are not sending a deed anywhere in exchange for a promise.
• Ask us for the title company we use and call them yourself. A real buyer expects that. Ask us to explain how we got to the number, too.

The genuinely predatory version of this business pressures you to sign fast, avoids putting things in writing, or gets vague when you ask what happens to the land. If we ever do any of those things, walk away.

No. There's no fee for the evaluation, no fee for the offer, and no commission, because there's no agent in the middle. If you decline, you owe us nothing and you never hear about it again.

At closing there are ordinary transaction costs — title work, escrow, recording, and any liens or back taxes that have to be cleared off the deed. Those come out of the proceeds rather than out of your pocket, and the offer will spell out which of them we're covering.

We work backwards from what the ground can realistically become. Roughly: what the finished lots would sell for in that specific city, minus what it costs to get there — engineering, city fees, water dedication, roads and utilities, the carrying cost of the year or two the approvals take — minus the margin we need for the risk that the city says no.

The things that move the number most are the ones nobody thinks about first: whether water transfers with the property, whether the parcel has legal access, the city's minimum lot size, and how much of the ground is actually buildable once you take out slope and setbacks.

If you want the arithmetic, ask. We'll show you. It's not a secret formula and an offer you understand is one you can actually evaluate.

All normal, and none of it needs to be sorted out before you talk to us. Back taxes and most liens simply get paid off at closing out of the sale proceeds — the title company handles it and you'll see it itemised on the settlement statement.

Property held in a trust, inherited ground, an estate still in probate, or a parcel with several owners on the deed all come up regularly. They can add time, and occasionally a probate has to finish first, but they're not dealbreakers. Tell us what you know about the situation and we'll tell you what it takes.

Yes, at any point up until you've signed a purchase contract, for any reason or for no reason. Getting an offer doesn't obligate you, doesn't tie your property up, and doesn't give us any claim on it.

We also won't badger you. If you say no, or just stop replying, that's the end of it.

About four weeks is the normal case, from accepted offer to funds in your account. We're not waiting on a lender, an appraisal or an inspection contingency, so the pace is set almost entirely by the title work.

Clean title with a single owner can move faster than that. Old easements, unclear access, heirs on a deed, or an unfinished probate take longer, and no buyer can honestly promise otherwise. We'll give you a specific target closing date in writing with the offer, and if we can't hit it we'll tell you why rather than let the date slide quietly.

If you need to close by a particular date, say so up front — sometimes it changes what we can do.

No to both. We buy the ground as it sits — weeds, old fence, junk pile, abandoned shed, whatever's there. Clearing it costs you money and changes our number by approximately nothing.

If the deal needs a survey, we pay for it. You also don't need to be present when we walk the property, and there are no showings.

From county public records. Parcel ownership and mailing addresses are public information in Utah, and that's how we identify land that might fit what we do. We didn't buy your details from a data broker, and we don't sell or share them with anyone.

To stop hearing from us: reply STOP to any text and you're removed automatically and permanently. You can also email tanner@polaris-land.co and ask to be taken off the list. Either way we'll honour it — full details on our privacy and SMS terms page.