Thomas County Land Contract Form (Nebraska)
All Thomas County specific forms and documents listed below are included in your immediate download package:
Land Contract Form
Fill in the blank Land Contract form formatted to comply with all Nebraska recording and content requirements.
Included Thomas County compliant document last validated/updated 5/28/2025
Land Contract Guide
Line by line guide explaining every blank on the Land Contract form.
Included Thomas County compliant document last validated/updated 6/9/2025
Completed Example of the Land Contract Document
Example of a properly completed Nebraska Land Contract document for reference.
Included Thomas County compliant document last validated/updated 6/23/2025
Residential Sellers Property Disclosure Statement
Seller's disclosure form applicable for residential property.
Included Thomas County compliant document last validated/updated 5/28/2025
Lead Based Paint Disclosure Form
Applicable to property built before 1978.
Included Thomas County compliant document last validated/updated 6/26/2025
Lead Based Paint Brochure
Brochure for buyers if applicable.
Included Thomas County compliant document last validated/updated 7/9/2025
The following Nebraska and Thomas County supplemental forms are included as a courtesy with your order:
When using these Land Contract forms, the subject real estate must be physically located in Thomas County. The executed documents should then be recorded in the following office:
Thomas County Register of Deeds/Clerk
503 Main St / PO Box 226, Thedford, Nebraska 69166
Hours: 8:00 to 12:00 & 1:00 to 4:00 Monday - Thursday; Friday until 3:00
Phone: (308) 645-2261
Local jurisdictions located in Thomas County include:
- Halsey
- Seneca
- Thedford
How long does it take to get my forms?
Forms are available immediately after submitting payment.
How do I get my forms, are they emailed?
Immediately after you submit payment, the Thomas County forms you order will be available for download directly from your account. You can then download the forms to your computer. If you do not already have an account, one will be created for you as part of the order process, and your login details will be provided to you. If you encounter any issues accessing your forms, please reach out to our support team for assistance. Forms are NOT emailed to you.
What does "validated/updated" mean?
This indicates the most recent date when at least one of the following occurred:
- Updated: The document was updated or changed to remain compliant.
- Validated: The document was examined by an attorney or staff, or it was successfully recorded in Thomas County using our eRecording service.
Are these forms guaranteed to be recordable in Thomas County?
Yes. Our form blanks are guaranteed to meet or exceed all formatting requirements set forth by Thomas County including margin requirements, content requirements, font and font size requirements.
Can the Land Contract forms be re-used?
Yes. You can re-use the forms for your personal use. For example, if you have more than one property in Thomas County that you need to transfer you would only need to order our forms once for all of your properties in Thomas County.
What are supplemental forms?
Often when a deed is recorded, additional documents are required by Nebraska or Thomas County. These could be tax related, informational, or even as simple as a coversheet. Supplemental forms are provided for free with your order where available.
What type of files are the forms?
All of our Thomas County Land Contract forms are PDFs. You will need to have or get Adobe Reader to use our forms. Adobe Reader is free software that most computers already have installed.
Do I need any special software to use these forms?
You will need to have Adobe Reader installed on your computer to use our forms. Adobe Reader is free software that most computers already have installed.
Do I have to enter all of my property information online?
No. The blank forms are downloaded to your computer and you fill them out there, at your convenience.
Can I save the completed form, email it to someone?
Yes, you can save your deed form at any point with your information in it. The forms can also be emailed, blank or complete, as attachments.
Are there any recurring fees involved?
No. Nothing to cancel, no memberships, no recurring fees.
Common Uses for a Nebraska Land Installment Contract
1. Alternative to Traditional Financing
For buyers who can’t qualify for a bank loan due to poor credit, limited credit history, or self-employment.
For sellers who want to expand their buyer pool by offering owner-financing.
2. Purchasing Rural or Agricultural Land
Used for sales of farmland, ranch land, or vacant rural lots where traditional lending may be harder to secure.
Useful in family transfers of agricultural property where a younger generation buys the land over time.
3. Investment or Seller Financing Strategy
Sellers use land contracts to earn interest on installment payments and retain legal control of the property until paid in full.
May allow for a higher sale price or more favorable terms compared to cash sales.
4. Real Estate Flipping
A useful tool for real estate investors who buy, improve, and resell properties to buyers with limited access to financing.
5. Estate Planning or Intra-Family Transfers
Parents selling property to children using installment terms.
Allows for gradual transfer of ownership without requiring full payment upfront.
6. Land Development Deals
Used by developers selling individual lots in a subdivision on contract while retaining control until each buyer completes payment.
Legal and Practical Considerations in Nebraska
Title remains with the seller until the final payment is made.
Buyer holds equitable title, gaining certain property rights and obligations (like maintenance, taxes, insurance).
Use this land contract form for residential, condominiums and vacant land properties. Includes Installment payments schedule with or without a balloon payment.
Our Promise
The documents you receive here will meet, or exceed, the Thomas County recording requirements for formatting. If there's an issue caused by our formatting, we'll make it right and refund your payment.
Save Time and Money
Get your Thomas County Land Contract form done right the first time with Deeds.com Uniform Conveyancing Blanks. At Deeds.com, we understand that your time and money are valuable resources, and we don't want you to face a penalty fee or rejection imposed by a county recorder for submitting nonstandard documents. We constantly review and update our forms to meet rapidly changing state and county recording requirements for roughly 3,500 counties and local jurisdictions.
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July 14th, 2025
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July 10th, 2025
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June 30th, 2025
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Gretchen B.
June 22nd, 2021
I wanna give more stars because the required information is there, but the character spacing is disjointed on the first page, rendering a gap-filled, awkward-looking document. Also, the opening parenthesis for the first field on the first page is on the wrong line and is backwards, which sets the wrong tone especially since it's the first thing you have to fill out.
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July 14th, 2021
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April 24th, 2020
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Linda I.
August 16th, 2023
So far so good. It was reasonably easy to download and complete the form using information found in my closing paperwork. I haven't yet had my form notarized but plan to do so this week and submit the packet to my county auditor.
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Kimberly M.
May 20th, 2019
Great service once again from Deeds.com. I will be using them again in the future.
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February 23rd, 2020
Excellent, easy to use. Technically accurate in all information offered.
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tamica l.
March 31st, 2022
Excellent Service! Fast and friendly. Thank you will use again!
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Scott K.
July 2nd, 2022
The beneficiary deed was acceptable to the county clerk and my notarized official deed was mailed to me. The Missouri-based deed met with official approval so all is well in the land that time forgot.
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Joshua P.
July 27th, 2022
Easy fill in the blanks form. Just FYI make sure you have a copy of whatever deed you are changing and the tax records. You will want the language to be identical.
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Charles C.
January 30th, 2019
Using an I pad and cannot type on form that was downloaded. I do not have a computer
Charles
Thank you for your feedback Charles. You might want to make sure you have the Adobe app on your Ipad: https://itunes.apple.com/us/app/adobe-fill-sign/id950099951?mt=8
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May 2nd, 2019
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April 13th, 2020
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