Not wanting to hijack your thread, but adding something I recently experienced.
I was looking at purchasing a couple acres in Montgomery County and reached out to 4 different small banks that were recommended by the development. I've never purchased land before and was shocked by what I was offered, but maybe this is normal for land only:
Only 2 of them did fixed rates and they were 6% and 7.25% for 15 years. Them and the others also offered ARMs between 4.25% - 7.25% for 10 to 20 years. With interest rates doing what they're doing, there is no way I would get into an ARM. Required down payments ranged from 10% - 25% (we planned on 30%).