10 Things to Know Before Buying Land (Checklist)

Owning a piece of Central Texas is a special kind of dream. It’s about open spaces, big skies, and building a life on your own terms. But before you can start planning your future home between Austin and San Antonio, there’s some important homework to do. Making a smart land purchase means looking at the practical details, like water rights, property lines, and local building codes. To help you get started, we’ve put together a clear, no-nonsense guide. Here are the 10 things to know before buying land that will help you turn that Texas dream into a smart, confident reality.

Key Takeaways

• Calculate the Full Cost of Ownership

  : The sticker price is just the beginning. Create a complete budget by factoring in site development, utility connections for water and power, a septic system, and long-term expenses like property taxes.

• Confirm Your Vision is Permitted

  : Before you buy, do your homework on local zoning laws, deed restrictions, and any HOA rules. This ensures you can legally build your home and use the land the way you’ve always imagined without any surprises.

• Secure Your Investment with a Survey and Title Search

  : Protect yourself from future headaches by getting a professional survey to define your property lines and a title search to confirm the seller has the clear right to sell. These steps ensure your ownership is undisputed.

How to Spot a Great Piece of Land

Finding the right piece of land is about more than just liking the view. It’s about envisioning your future and making sure the property can support it. A great piece of land is a foundation for your dreams, whether you’re building a family home, a weekend getaway, or a long-term investment. To find that perfect spot, you need to look beyond the listing photos and dig into the details that truly matter. Think of yourself as a detective, gathering clues about the location, its potential, and its physical characteristics. This approach will help you identify a property that not only meets your needs today but will continue to be a source of value and enjoyment for years to come.

Location and Market Value

Before you fall in love with a property, think about what you need from its location. How far are you willing to commute to work or the nearest grocery store? Are good schools a priority? Consider your lifestyle and daily routines to narrow down the general area. Once you have a location in mind, look at the surrounding community. Check for nearby essentials like hospitals and shops, and get a feel for the neighborhood's safety and character. It’s also smart to see if there are any plans for new roads or developments that could impact the area’s value down the line. A great location is a blend of what works for you personally and what makes for a sound investment.

Potential for Future Growth

A great piece of land holds promise for the future. When you’re looking at different properties, try to see what’s on the horizon. Research the local area to find out about any planned commercial or residential projects. A new business park or a planned community nearby could mean more amenities and a potential increase in your land’s value. On the other hand, a new highway could bring unwanted noise. Understanding the direction the community is heading in helps you make a more informed decision. You’re not just buying a plot of dirt; you’re investing in a piece of a growing community, and it’s important to know what that growth might look like.

Natural Features and Topography

The physical characteristics of the land will have a huge impact on what you can do with it. Pay close attention to the topography—the shape and slope of the land. A steep slope might offer incredible views but could make building more complicated and expensive. Flat land is often easier to build on but might have drainage issues. Speaking of which, you’ll want to ensure the land drains well to avoid problems with standing water. The soil quality is another critical factor. Poor soil can complicate construction and limit your options for landscaping or gardening. A percolation test, or "perk test," is a great way to see if the soil can support a septic system, which is a must-know for most rural properties.

Access to Amenities and Services

Don’t forget about the practical stuff. You’ll need access to basic utilities, and getting them set up can be a major expense if they aren’t already in place. Find out if the property is connected to public water and sewer systems, or if you’ll need to drill a well and install a septic system. Check on the availability of electricity, gas, and, importantly, reliable internet service. You should also confirm that there is clear, legal road access to the property. Getting these details sorted out upfront will save you from unexpected costs and headaches later on. Knowing what services are available helps you create a realistic budget and timeline for turning your piece of land into a home.

Your Due Diligence Checklist

Once you’ve found a piece of land that feels right, it’s time to do your homework. This phase is called “due diligence,” and it’s all about making sure there are no hidden surprises waiting for you after you sign the papers. Think of it as a final check-up for the property to confirm everything is as it seems. A transparent seller will provide a lot of this information upfront, but it’s always wise to verify the details yourself. This checklist covers the essential steps to take before you commit, giving you the confidence to move forward with your purchase. Taking the time to go through these items will protect your investment and ensure your new land is the perfect foundation for your future plans.

Confirm Property Boundaries and Surveys

First things first: you need to know exactly what you’re buying. A property survey is a professional drawing that shows the precise legal boundaries of a piece of land. It’s crucial to have a recent survey to avoid any potential disputes with neighbors down the road. An old survey might not reflect changes like a new fence or a shifted creek bed. A clear, up-to-date survey confirms the acreage and shows any easements or encroachments. This isn't just a formality; it's the official record of your property lines, giving you total clarity on where your land begins and ends. You can often find a licensed land surveyor through state professional boards.

Review the Title and Ownership History

You need to be certain the person selling the land has the legal right to do so. A title search is like a background check on the property’s ownership history. It confirms the seller is the true owner and reveals if there are any claims, liens, or debts against the property that could become your problem. For example, a previous owner might have an unpaid loan that used the land as collateral. A thorough title search will uncover these issues, ensuring you receive a "clear title." This step is non-negotiable for a secure purchase and protects you from legal headaches in the future.

Complete Environmental Assessments

It’s important to know the environmental condition of the land you’re buying. An environmental assessment can identify potential hazards like soil contamination from old farm equipment, buried storage tanks, or other issues that aren't visible to the naked eye. This is especially important for rural land that may have been used for various purposes over the years. Discovering a problem later can be incredibly expensive to fix and could limit how you use the property. The Texas Commission on Environmental Quality offers resources that can help you understand what to look for and how to ensure your land is safe for you and your family.

Check Soil Testing Requirements

The quality of the soil impacts everything from construction to landscaping. Getting the soil tested tells you about its composition, stability, and drainage. This information is vital if you plan to build a home, install a septic system, or even start a garden. Poor soil might not support a foundation properly, or it could drain too slowly, leading to water issues. A soil test is a relatively small investment that provides critical information about your land’s capabilities. It helps you plan your projects effectively and avoid costly construction problems caused by unsuitable ground conditions.

Research Local Development Plans

Your property doesn't exist in a vacuum. What happens around it can affect its value and your quality of life. Take some time to research any future development plans for the surrounding area. Is a new highway planned nearby? Is a large subdivision going in down the road? This information can be a double-edged sword—it could mean new amenities and increased property values, or it could mean more traffic and construction noise. You can usually find this information by checking with the local county planning or zoning office. Understanding the long-term vision for the area helps you make a more informed decision about your investment.

Get Clear on Zoning and Land Use

Before you fall in love with a piece of land, you need to do a little homework on what you’re actually allowed to do with it. Think of zoning laws and land use restrictions as the official rulebook for your property. It might not be the most exciting part of the process, but understanding these rules upfront will save you from major headaches and heartaches down the road. After all, the last thing you want is to buy your dream acreage only to find out you can’t build the home you’ve been planning.

Every county and city has its own set of regulations that dictate how land can be used—from residential and agricultural to commercial. These rules determine everything from the type of structures you can build to where they can be placed on the property. Taking the time to visit your local planning and zoning office or browse their website is a non-negotiable step. It’s the only way to confirm that your vision for the land aligns with what the local authorities will permit. The Texas A&M Real Estate Center offers great resources to help you understand the basics before you start your search. This part of your due diligence is all about making sure there are no surprises waiting for you after you’ve signed on the dotted line.

Local Zoning Laws and Restrictions

Zoning laws are the local government’s way of ensuring a community develops in an organized way. For you, this means understanding the specific designation for your potential property. Is it zoned for single-family homes, agriculture, or something else? These laws also control details like setbacks, which are the required distances between your home and the property lines, roads, or nearby water sources. It’s also smart to check the zoning for the surrounding parcels of land. A quiet, undeveloped property next door might be zoned for future commercial use, which could change the entire feel of your peaceful retreat.

Building Codes and Permits

Once you’ve confirmed the zoning allows for your plans, the next step is to understand the local building codes. These are the standards for construction that ensure any structure you build is safe and sound. Before you can break ground, you’ll need to submit your plans and obtain the proper building permits from the city or county. The requirements can vary quite a bit from one place to another, so it’s best to contact the local building department directly. They can give you a clear checklist of what you’ll need to get your project approved.

Deed Restrictions and Covenants

Beyond government regulations, some properties come with their own set of private rules called deed restrictions or restrictive covenants. These are legally binding conditions written into the property’s deed that limit what you can do with the land. They are put in place by developers or previous owners to maintain a certain standard and protect property values in the area. Restrictions can cover anything from the minimum square footage for a home to the types of fences you can install or whether you can operate a business on the property. You should always get a copy of these during your due diligence period and read them carefully.

HOA Rules and Requirements

If the land you’re considering is part of a planned community or subdivision, it might be governed by a Homeowners Association (HOA). An HOA has its own set of rules, regulations, and fees that you’ll be required to follow and pay as a property owner. These rules can be even more specific than deed restrictions, sometimes dictating things like landscaping choices, exterior paint colors, and where you can park vehicles. Before you buy, ask for a complete copy of the HOA’s governing documents and make sure you’re comfortable living with their requirements.

Check for Utilities and Infrastructure

Picturing your future home on a beautiful piece of land is the fun part, but it’s the practical details that make it possible. Before you commit, you need to get a clear picture of the available utilities. Services like water, electricity, and internet access are essential, and bringing them to a rural property can be a significant and unexpected expense. Don’t assume that because a power line is visible down the road, connecting to it will be simple or cheap. Getting firm answers on utility access is one of the most important steps in your due diligence. It ensures your dream property is actually buildable and helps you create a realistic budget for development. At Eden Land Company, we make sure our available properties have clear access, but it's always wise to do your own homework for any piece of land you consider.

Water Sources and Rights

First things first: water. You need to confirm how you’ll get clean water to your property. Is there access to a municipal or community water line, or will you need to drill a well? If a well is the answer, do some research. A great first step is to talk to potential neighbors about their wells—ask how deep they had to drill and about the water quality. In Texas, you also need to understand your water rights, which govern your access to groundwater. Verifying your water source isn't just a suggestion; it's a critical step to ensure your land can support a home and family.

Electricity and Power Options

Next up is electricity. Look for nearby power poles and lines. Are they right at the edge of your property, or are they a quarter-mile down the road? The distance matters—a lot. Extending power lines can cost thousands of dollars, and the local utility company is the only one who can give you an accurate quote. Before you buy, call the electric cooperative or provider that services the area and ask for an estimate to run power to your intended build site. This single phone call can save you from a major budget shock later on and gives you a clear idea of the true cost of developing the land.

Sewage and Septic Systems

Unless you’re connected to a city sewer system, you’ll need a septic system to handle wastewater. This isn’t as simple as just hiring someone to install a tank. Your land must be suitable for a septic system, and the only way to know for sure is with a percolation test, or "perc test." This test determines how well the soil absorbs water. If the soil is too dense or too sandy, it might not pass, which could make it impossible to get a building permit for a home. Check with the local county health or planning department about their specific septic system requirements and the process for getting the land approved.

Road Access and Maintenance

You need a legal and reliable way to get to your property. Don't just assume the dirt path leading to the land is a public road. Verify that you have legal, deeded access. If the property is landlocked, you’ll need a formal easement from a neighbor, which can be complicated and costly to secure. Also, find out who is responsible for maintaining the road. Is it maintained by the county, or is it a private road shared with other property owners? If it's private, you may be responsible for a portion of the upkeep costs, so it's best to know that upfront.

Review Legal and Environmental Details

Alright, let's get into the less glamorous but incredibly important details. Digging into the legal and environmental fine print isn't just about ticking boxes; it's about protecting your investment and ensuring you can actually use your new land the way you envision. Getting these details right from the start saves you from major headaches down the road. It’s the homework that pays off, giving you confidence and peace of mind in your purchase. Think of this step as building a solid foundation—not just for your future home, but for your entire land ownership experience.

Property Easements

Imagine a neighbor has the right to drive across your property to get to their own, or the utility company needs to access a power line running through your backyard. That's an easement. It's a legal right for someone else to use a portion of your land for a specific purpose. Before you buy, you’ll want to carefully review the property’s title report to uncover any existing easements. Knowing about them upfront is key, as they can impact your privacy, where you can build, and how you use your land.

Mineral and Water Rights

In Texas, owning the surface of the land doesn't always mean you own what's underneath it. Mineral rights for resources like oil and gas can be owned separately, which means someone else could potentially have the right to access them on your property. The same goes for water rights. It's crucial to clarify exactly what rights are included with the land you’re buying so you have full control over your property, both above and below ground.

Environmental Restrictions

Your dream property might be subject to certain environmental rules that affect what you can do with it. This could include being located in a floodplain, having protected wildlife habitats, or other local regulations that limit development. A quick check with the county's planning and zoning department can reveal any restrictions that might impact your building plans or land use. This helps ensure there are no surprises when you’re ready to break ground on your new project.

Potential Boundary Disputes

To avoid any "that's my side of the fence" arguments with future neighbors, get a professional survey done. A survey officially marks your property lines, giving you a clear and legal understanding of your land's boundaries. This simple step is one of the best ways to prevent potential disputes over where your property ends and another begins. It ensures you're getting exactly the acreage you're paying for and helps maintain good relationships with your neighbors from day one.

Calculate the True Cost of Your Land

The sticker price on a piece of land is just the starting point. To truly understand if a property fits your budget, you need to look at the whole picture—from the initial purchase to the long-term costs of ownership. Thinking through these expenses upfront saves you from surprises and helps you make a confident decision. It’s about knowing exactly what you’re getting into so you can focus on the exciting parts of building your future. Let’s break down the numbers you’ll want to consider.

Purchase Price and Down Payment

First, let's talk about the main number: the purchase price. Before you even start looking at listings, it’s a good idea to set a realistic budget for yourself. This isn’t just the price of the land but should also include extra fees like closing costs. A big piece of this initial puzzle is the down payment. Traditional bank loans for raw land can require a hefty down payment, sometimes as much as 25% to 35%. This can be a major hurdle, which is why exploring different financing avenues is so important from the get-go.

Development and Construction Costs

A lower-priced piece of land might seem like a great deal, but it could end up costing more if it requires a lot of work to become usable. Think about what it will take to get the property ready for your plans. Will you need to clear trees, level the ground for a home site, or build a driveway to access the property? These development costs can add up quickly. It’s smart to get estimates for this kind of work early on and add them to your total budget to get a more accurate financial picture.

Property Taxes and Insurance

Once you own the land, you’ll have annual costs to plan for. Property taxes are a key one, and they can vary quite a bit depending on the county and the land’s classification. Take some time to research the local tax rates for any property you’re serious about. You can usually find this information on the county appraisal district’s website. You may also want to look into liability insurance for your land. It’s an ongoing expense, but it protects your investment and gives you peace of mind.

Hidden Costs and Site Preparation

Getting utilities to a rural property is one of the most common "hidden" costs. You’ll need to figure out if you have access to essential services or if you'll have to install them yourself. This includes connecting to the electrical grid, drilling a well for water, and installing a septic system for sewage. The cost to run power lines or dig trenches for water pipes can be significant—sometimes running about $25 per foot. Don't forget about internet access, either. Check which providers service the area and what it might cost to get connected.

Financing Options and Requirements

Securing a loan for land can be different than getting a mortgage for a house. As mentioned, banks often have stricter requirements and ask for larger down payments. This is where you can really benefit from looking at all your options. Many land sellers, like us at Eden Land Company, offer owner financing. This can be a more direct and flexible path to ownership, often with more manageable down payments. When you start looking at available properties, it’s helpful to see which ones come with straightforward financing already in place.

Build Your Land-Buying Team

Buying land is a major milestone, and you don’t have to go it alone. Assembling a team of professionals can give you the confidence that you’re making a sound investment and covering all your bases. Think of it as your personal advisory board—each member brings a specific expertise to the table, from navigating legal documents to confirming property lines.

Having the right people in your corner helps you avoid common pitfalls and uncover details you might otherwise miss. A great team will help you understand the full scope of your purchase, including potential costs and local regulations. They can answer your questions, offer guidance, and ensure the entire process goes smoothly from your initial search to the final closing. With their support, you can focus on the exciting part: planning for your future on your new piece of Texas land.

Real Estate Agents

A real estate agent who specializes in land is an invaluable guide. Unlike buying a house, purchasing land involves unique considerations like zoning, soil quality, and utility access. An experienced land agent understands these complexities and can help you find properties that match your specific goals, whether you plan to build a home, start a farm, or simply invest. They have a deep understanding of the local market and can provide insights into a property's true potential and value. Think of them as your on-the-ground expert, helping you ask the right questions and find the perfect property for your vision.

Land Surveyors

Before you buy, you need to know exactly what you’re buying. A land surveyor provides that certainty. They will conduct a professional survey to officially define the boundaries of your property, identify any easements, and confirm the total acreage. This step is critical for preventing future disputes with neighbors and ensuring you can build where you plan to. An up-to-date survey is a foundational document for your purchase, giving you a clear and legally sound understanding of your land’s physical limits. It’s a small investment that protects you from major headaches down the road.

Legal Support

Legal documents can be dense and confusing, but a real estate attorney can translate the jargon for you. Hiring a lawyer to review your purchase agreement, title report, and any deed restrictions is a smart move. They are trained to spot potential issues, like unresolved claims on the property or restrictive covenants that could limit how you use the land. Their job is to protect your interests and ensure the title is clear before you sign on the dotted line. This legal oversight provides peace of mind, confirming that your ownership will be secure and free of hidden problems.

Financing Specialists

Understanding your financing options is key to a successful land purchase. While some buyers may go through a traditional bank for a land loan, these can sometimes be difficult to secure. This is where a financing specialist or the seller themselves can help. At Eden Land Company, we simplify this step by offering straightforward owner financing on our properties. This approach often provides more flexibility and a simpler approval process than conventional lenders. Exploring all your financial avenues ensures you find a path to ownership that fits your budget and makes your dream of owning land a reality.

Local Planning Offices

Your local city or county planning and zoning office is a treasure trove of information. These are the people who can give you definitive answers about what you can and can’t do with a piece of land. Before you buy, it’s wise to visit or call them to discuss your plans. They can confirm the property’s zoning classification, explain any building restrictions, and inform you about the process for obtaining permits. This direct line to the local authorities helps you verify that your vision for the property aligns with community regulations, ensuring there are no surprises after the purchase is complete.

Common Mistakes to Avoid

Buying land is an exciting step, but it’s easy to get swept up in the dream and overlook a few key details. Knowing what to watch out for can save you from headaches and unexpected costs down the road. Let’s walk through some of the most common missteps so you can feel confident as you browse for the perfect piece of Texas land. By being prepared, you can make sure the process of finding your dream property is as smooth and straightforward as possible.

Inadequate Research

Jumping into a land purchase without doing your homework is one of the biggest mistakes you can make. Every property is unique, with its own set of rules, restrictions, and potential. Before you make an offer, take the time to research zoning laws, utility access, and any deed restrictions. Buying land can feel complicated, and it’s completely normal if you feel a bit overwhelmed. Don’t hesitate to lean on real estate experts who can help you gather the right information and make an informed decision.

Underestimating Your Budget

The sticker price of the land is just the starting point. Many first-time buyers forget to account for all the additional expenses that come with a land purchase. Your total budget should include not only the price of the lot but also closing costs, property taxes, and potential site development fees. Think about future expenses like installing a septic system, running electricity, or clearing the land for building. Having a clear picture of the full financial commitment will help you choose a property that truly fits your budget.

Setting an Unrealistic Timeline

The journey from finding the perfect lot to closing the deal takes time. It’s important to set realistic expectations for how long the process will take. Rushing can lead to missed details and costly errors. Be sure to ask the seller about their ideal closing timeline so you can align your plans accordingly. This gives you enough time to complete your due diligence, secure financing, and handle all the necessary paperwork without feeling pressured. A patient and methodical approach always pays off in the end.

Overlooking Important Documents

The paperwork involved in a land purchase is your ultimate protection. Carefully review every document, especially the property deed and title report. These papers contain critical information about ownership history, boundaries, and any easements or liens on the property. It’s always a smart move to have a real estate attorney look over everything to ensure there are no hidden issues. Make sure the seller provides a General Warranty Deed, as this offers the strongest guarantee that the title is clear and protects your ownership.

Related Articles

• How to Find Cheap Land for Sale: A Buyer's Guide

• How to Find Cheap Undeveloped Land for Sale

• How to Buy Rural Land: A Step-by-Step Guide

Frequently Asked Questions

How is owner financing different from a bank loan for land? Think of owner financing as a more direct path to owning your land. Instead of going through a traditional bank, which often has strict requirements and demands a large down payment for raw land, you make your payments directly to the seller. This arrangement can offer more flexibility on the terms and a simpler approval process, making it easier for you to secure the property you want without the typical hurdles of a conventional loan.

What happens if I buy land without checking the zoning rules first? Not checking the zoning is a bit like buying a car without making sure it can legally drive on the road. You could end up with a beautiful piece of property that you can't use for your intended purpose. For example, you might discover you aren't allowed to build the home you've designed, operate a small business, or even keep certain animals. Taking the time to confirm the zoning with the local county office ensures your plans for the land are actually possible.

Besides the purchase price, what are the biggest potential costs I should plan for? The most significant costs often come from getting the land ready to use. This includes site preparation like clearing trees or leveling a spot for a foundation. The biggest expense, however, is typically bringing in utilities. Running electricity from the nearest road, drilling a well for water, and installing a septic system can each cost thousands of dollars, so getting quotes for this work upfront is essential for creating a realistic budget.

Do I really need a professional survey if the property lines seem obvious? Yes, absolutely. What looks like a clear boundary—a fence, a creek, or a line of trees—might not be the legal property line. A professional survey is the only way to know for certain where your land begins and ends. It protects you from potential disputes with neighbors and ensures you have the legal documentation to build fences or structures exactly where you intend to, giving you complete confidence in your purchase.

What's the difference between mineral rights and surface rights? In Texas, the ownership of the land's surface can be separated from the ownership of the minerals underneath it, like oil and gas. Surface rights give you control over the land you can see and use for building, farming, or recreation. Mineral rights give the owner the ability to explore and extract resources from below the ground. It's important to clarify which rights are included in your purchase so you know exactly what you own and who, if anyone, has the right to access your property.