A mortgage is the wrong tool for this job, and a savings account does the same work for free. Two problems with the loan idea. Lenders will escrow property taxes and insurance, but they generally will not impound HOA dues at all, even though an unpaid HOA balance can eventually become a lien on the property much like unpaid taxes. So financing would leave the HOA piece unsolved anyway. Beyond that, borrowing purely so a lender makes escrowed payments for you means paying interest for a convenience you can set up yourself at no cost. That goes double for vacant land you own outright, where financing options are more limited and more expensive than on an improved property. Jeb's practical fix is the better move: open a dedicated savings account, auto-deposit the monthly equivalent of your taxes and insurance (and HOA, if you like), and pay those bills from it when they come due. You get the exact budgeting discipline you were after, with zero financing cost and no lien on land you already own free and clear.