What to Know Before Buying Country Land: 8 Key Steps

There’s something special about the land here in Central Texas. The rolling hills, the ancient oaks, and the wide-open skies call to people looking for a little more space and a slower pace of life. But buying property between Austin and San Antonio comes with its own unique considerations, from dealing with rocky soil for a septic system to understanding local water rights. To make a smart investment here, you need more than a general guide—you need local knowledge. That’s why we’ve created this resource, focusing on what to know before buying country land right here in our backyard. We’ll walk you through the specific challenges and opportunities of the region, ensuring you’re ready to become a Texas landowner.

Key Takeaways

• Define Your Purpose First

  : Your end goal dictates everything. Knowing whether you want a family home, a weekend retreat, or a long-term investment will help you focus your search on properties that actually fit your lifestyle and plans.

• Account for the Hidden Costs

  : The purchase price is only part of the equation. Create a realistic budget that includes essential infrastructure like installing a well and septic system, running utilities, and the ongoing expenses of property taxes and land maintenance.

• Investigate the Land Itself

  : Look past the pretty views and dig into the critical details. Confirm local zoning laws, verify legal access and easements, and get a professional survey to ensure the property can legally and physically support your vision before you buy.

How Do You Plan to Use Your Land?

Before you even start looking at listings, take some time to dream a little. What does life on your new land look like? Having a clear vision is the most important first step because it shapes every decision that follows. The perfect 10-acre plot for a small family farm might not be the right fit for someone who wants a quiet, wooded retreat for weekend camping trips. Your end goal will guide your search, helping you filter through options and focus on the properties that truly match your aspirations. Whether you see a custom home, a thriving garden, a recreational escape, or a long-term investment, defining your purpose will make the entire process smoother and more successful.

Building a Home

Picturing your dream home rising from your very own piece of Texas land is exciting. To make that vision a reality, you’ll need to start with the practical details. Every county and municipality has its own set of rules, so understanding local land zoning and regulations is essential. These rules determine what you can build, where you can build it, and what permits you’ll need. For example, some areas may have restrictions on the size or type of home, while others might have specific setback requirements from property lines. Doing this research upfront ensures the land you fall in love with can actually accommodate the home you’ve been planning.

Starting a Farm or Ranch

If your dream involves more livestock and crops than lawns and flowerbeds, your focus will be on the land’s agricultural potential. You’ll want to think about the size of the property and whether it’s suitable for your specific plans, whether that’s raising cattle, growing vegetables, or starting an orchard. Key factors to investigate include the local soil quality, water availability for irrigation, and any agricultural zoning laws. Taking the time to research these elements will help you find a property where your farming or ranching ambitions can flourish, giving you a solid foundation for a productive and rewarding venture.

Creating a Weekend Getaway

Maybe your goal isn’t a full-time residence but a private escape from the hustle of city life. Deciding whether you want a weekend getaway or a permanent home will greatly influence your search. For a retreat, you might prioritize privacy, natural features like trees or a creek, and opportunities for recreation like hiking or fishing. Proximity to town might be less important than feeling completely secluded. On the other hand, you might still want to be a short drive from a favorite small-town restaurant or supply store. Thinking through this balance will help you find the perfect spot to unwind and recharge, like some of the beautiful rural properties available in Central Texas.

Investing for the Future

Buying land isn't just about what you can do with it today; it's also a powerful long-term investment. If your primary goal is to watch your asset grow in value, your approach will be a bit different. You’ll want to research the area's growth patterns and development plans. It’s also smart for real estate investors to keep up with zoning meetings and understand how potential changes in land use regulations could impact your property’s future value. A piece of land in the path of future development could become incredibly valuable down the road. This foresight can help you make a strategic purchase that pays off for years to come.

What Zoning Laws and Regulations Apply?

Before you fall in love with a piece of land, you need to play detective and find out what you’re allowed to do with it. Zoning laws are essentially the local rulebook for land use, and they can have a huge impact on your plans. These regulations are set at the county or city level and dictate everything from whether you can build a home to if you can run a business on your property. Getting a clear picture of these rules upfront saves you from major headaches and heartaches down the road.

Check Local Zoning and Land Use Rules

Think of zoning as different categories for land—residential, agricultural, commercial, and so on. Your first step is to find out how the property you’re interested in is zoned. This classification determines the primary use of the land. For example, land zoned for agriculture might be perfect for a small farm but could have restrictions on building a non-farm-related home. You can usually find this information on your county’s planning and zoning department website or by giving their office a call. Don’t be shy about asking questions—it’s their job to help you understand the rules for your potential property.

Know the Requirements for Building

If your dream is to build a home, you’ll need to dig deeper than the basic zoning category. Local regulations often specify the fine-print details, like minimum lot sizes, where a house can be placed on the property (known as setbacks), and even the types of structures allowed. Understanding these specific requirements is essential before you start designing your future home. These zoning laws can affect your plans in significant ways, so it’s best to confirm that your vision for the property aligns with what the county permits. This ensures your building process goes smoothly from the very beginning.

Look into Environmental Rules and Easements

Beyond zoning, there are a couple of other legal details to investigate: easements and environmental regulations. An easement gives someone else the right to use a portion of your land for a specific purpose—a common example is a utility company needing access to power lines. It’s important to know if any easements exist, as they could impact your privacy or where you can build. Additionally, be aware of any local environmental rules, which might protect certain wildlife, trees, or water features on your property. A quick check of the property’s title report will reveal any recorded easements and help you avoid any surprises.

What Are the Hidden Costs of Buying Land?

The price tag on a piece of land is just the beginning of the story. While it’s exciting to find a property that fits your budget, it’s equally important to plan for the expenses that come after the sale. These aren't meant to discourage you, but knowing about them ahead of time helps you create a realistic budget and avoid any unwelcome surprises down the road. Think of it as going in with your eyes wide open, fully prepared for the journey of turning a piece of raw land into your personal haven.

At Eden Land Company, we believe in a no-guesswork process, which is why we want you to be aware of all the potential costs. From getting basic utilities to ongoing maintenance, let’s walk through the common expenses that can pop up when you buy country land.

Getting Utilities Hooked Up

One of the biggest differences between city and country living is utility access. Many rural properties don't come with ready-to-go connections for water, electricity, or gas. Bringing these services to your property line, and then to your homesite, can be a major expense. Depending on how far your land is from the nearest connection point, the cost to run utility lines can range from a few thousand to tens of thousands of dollars. Before you buy, always ask the seller or the local utility companies about the availability and estimated cost of getting hooked up. This single step can save you a huge financial headache later on.

Installing a Well and Septic System

If city water and sewer aren't available, you'll need to provide your own. This typically means drilling a well for water and installing a septic system for waste. A well provides fresh, clean water, but you'll need to have it tested to ensure it's safe to drink. For a septic system, the land must pass a percolation test, or "perc test," to confirm the soil can properly absorb water. These systems are reliable, but the installation costs for both can be substantial. It's wise to get quotes from local professionals and factor these expenses into your total budget before you commit to a property.

Paying for Surveys and Inspections

Before you finalize your purchase, you’ll want to invest in a few key professional services. A land survey is essential—it officially marks your property boundaries, so you know exactly what you own and can avoid any potential disputes with neighbors. Beyond that, it’s smart to conduct due diligence on zoning laws, access rights, and any potential environmental concerns. While these inspections come with upfront costs, they provide peace of mind and protect you from legal or logistical issues. Think of it as an investment in a smooth, conflict-free ownership experience.

Budgeting for Taxes and Upkeep

Once the land is yours, the costs don't stop. You'll be responsible for annual property taxes, which can vary depending on your county and the land's assessed value. There's also the ongoing upkeep. Country land requires maintenance, whether it's clearing brush to reduce fire risk, mowing fields, or maintaining fences and roads. Unlike a passive investment, land requires active management. These ongoing costs are a permanent part of the budget, so be sure to account for them as you plan for your future on the property.

How Do Rural Water and Septic Systems Work?

When you move to the country, you’re trading city services for self-sufficiency. That means you’ll be responsible for your own water and waste management. Instead of connecting to municipal water and sewer lines, most rural properties rely on a private well for water and a septic system for waste. While this gives you more control, it also means you’re in charge of maintenance, repairs, and replacement. Understanding how these systems work before you buy is one of the most important parts of your due diligence. A failing well or septic system can lead to major, unexpected costs right after you’ve invested in your dream property. Getting familiar with the basics will help you ask the right questions and ensure your land is ready to support your home and lifestyle.

Test Your Water Source

Your water source is the lifeblood of your property, and in most rural settings, that means a private well. If the land you’re considering already has a well, you’ll want to play detective. Find out its age, depth, and the type of pump it uses. Older, shallower wells can be less reliable, especially during a dry Central Texas summer. The most critical step is to get the water tested by a certified lab to check for contaminants and ensure it’s safe to drink. If you're looking at undeveloped land, you'll need to investigate the cost and feasibility of drilling a new well. A great first step is to talk to neighbors about their well depth and water quality.

Plan for Your Septic System

Out in the country, you won't be flushing waste into a city sewer system. Instead, your property will use a septic system, which is an underground wastewater treatment structure. While this often means lower property taxes, you are fully responsible for its upkeep. If a property has an existing system, a professional inspection is non-negotiable. A failing septic system can cost thousands of dollars to replace and can cause serious environmental issues. For a raw piece of land, you’ll need to install a new one. This process starts with a "perc test" to see if the soil can absorb wastewater properly. Texas regulations for septic systems are specific, so be sure to factor these steps and costs into your budget.

Understand Your Water Rights

Owning a piece of land doesn't always mean you own everything on it—or under it. This is especially true when it comes to water rights. In Texas, the rules governing groundwater (what your well taps into) and surface water (creeks, ponds, or rivers) are complex and separate. Before you buy, you need to clarify exactly what water rights come with the property. Can you use water from that creek for livestock? Are there any restrictions on how much water you can pump from your well? These details should be outlined in the property's deed and title report. It’s always a good idea to review these documents carefully to avoid any surprises about how you can use your land.

What Are Your Financing Options for Land?

Figuring out how to pay for your piece of Texas is one of the biggest steps in your land-buying journey. Unlike buying a house, financing raw land comes with its own set of rules and challenges. Many first-time buyers are surprised to learn that getting a loan for land isn’t as straightforward as a typical home mortgage. Lenders often have different requirements, and the process can feel a bit more complicated. This is because raw land is often seen as a riskier asset by traditional financial institutions, leading to stricter terms and higher barriers to entry.

The good news is you have options, and understanding them is the key to moving forward with confidence. The two main paths are securing a traditional loan from a bank or credit union, or working with a seller who offers owner financing. A traditional loan involves a formal application process, credit checks, and an appraisal, much like a home loan but often with more stringent requirements. Owner financing, on the other hand, is a direct agreement with the seller, which can streamline the process significantly. At Eden Land Company, we specialize in this approach because we believe in making land accessible to everyone. Understanding how each option works will help you choose the right path for your budget and your goals.

Explore Owner Financing

Owner financing, sometimes called seller financing, is exactly what it sounds like: the owner of the land you’re buying is also your lender. Instead of going to a bank, you make your payments directly to the seller based on terms you both agree on. This arrangement can be a game-changer, especially if you don’t fit the perfect mold a traditional lender is looking for. Because you’re working directly with the seller, there’s often more room to negotiate things like the down payment, interest rate, and payment schedule. It’s a more personal and flexible way to finance your purchase.

Why Traditional Land Loans Can Be Tricky

If you’ve ever tried to get a traditional loan for raw land, you might have found it surprisingly difficult. There’s a simple reason for this: lenders often view undeveloped land as a riskier investment than a home. A house provides immediate collateral, but a vacant lot doesn’t. Because of this perceived risk, banks often have stricter qualification criteria for land loans. They may require a higher credit score, a more detailed plan for the land’s use, and a larger down payment than they would for a home mortgage. This can create significant hurdles for many aspiring landowners, making owner financing an appealing alternative.

What to Expect for a Down Payment

The down payment is often the biggest upfront cost when buying land, and it’s where you’ll see a major difference between financing types. Traditional lenders frequently require a substantial down payment for a land loan, often 20% or even more. For a $100,000 property, that’s at least $20,000 in cash, which can be a major barrier. With owner financing, however, down payment requirements are typically much more flexible. Because you’re negotiating directly with the seller, you may find options for as low as 10% down or a customized plan that works for your budget, making it easier to get your boots on your very own property.

How Do You Assess the Land's Condition and Access?

Once you find a piece of land that captures your imagination, it’s time to look closer. Beyond the beautiful views, the practical details of the land’s condition and accessibility will determine if it’s the right fit. Think of this as your due diligence—the essential step to ensure your dream property is built on a solid foundation. Assessing these factors now can save you from major headaches and unexpected costs down the road, making sure your investment is a sound one.

Inspect the Soil, Drainage, and Terrain

The ground beneath your feet plays a huge role in what you can do with your property. The soil type affects everything from water drainage to how well a septic system will function. If a system is already in place, have it inspected to ensure it meets current standards for septic system maintenance. You should also look at the terrain. Ideally, the land should slope gently away from where you plan to build or place a well. This natural drainage prevents water from pooling around your foundation or contaminating your water source after a heavy Texas rain.

Confirm Road Access, Utilities, and Boundaries

Getting to your property—and getting power and water there—are major considerations. Does the land have an existing driveway? If not, be prepared for a significant expense. The same goes for utilities; find out how far you'll have to run lines for electricity and water, as the cost adds up quickly. When you browse available properties, these are key questions to ask. Finally, to avoid future disputes with neighbors, get a professional survey that clearly marks your property lines. Knowing exactly where your land begins and ends provides essential peace of mind.

Consider Proximity to Amenities

Part of the appeal of country living is the seclusion, but it’s important to be realistic about your daily needs. Before you commit, map out the distance to the essentials. How long will it take to get to the nearest grocery store, doctor’s office, or school? A 30-minute drive might seem fine at first, but it can feel different when you have to do it every day or in an emergency. It’s a good idea to physically drive the route to these key places to get a true sense of the commute and decide what level of convenience you’re comfortable with.

What Maintenance Does Country Land Require?

Owning a piece of Texas is a dream, but it’s a hands-on one. Unlike a suburban lot, country land requires a different level of attention to keep it safe, healthy, and beautiful. Being prepared for the upkeep is the key to truly enjoying your property without feeling overwhelmed. From managing the natural landscape to securing the right insurance, understanding the maintenance involved will help you make a confident purchase and transition smoothly into life as a landowner. Let’s walk through the common tasks you can expect.

Clearing Brush and Managing the Landscape

Your beautiful acreage is a blank canvas, but nature will always be trying to paint over it. Regular maintenance is key to keeping your land usable and safe. This often means clearing brush, mowing fields, and managing trees. As one landowner shared, having large trees near your house or power lines can be a hazard and expensive to remove. You might need equipment like a tractor or a heavy-duty mower, or you may decide to hire professionals for bigger jobs. Think of it as an ongoing conversation with your land—you’re constantly shaping it to fit your vision while respecting its natural state.

Maintaining Fences and Water Systems

Good fences make good neighbors, especially in the country. Whether you have livestock or just want to mark your property lines, fences require regular upkeep. You’ll find yourself walking the fenceline to check for damage from weather or fallen trees and making repairs to keep it secure. If your property includes a well, stock tank, or other water systems, these will also need periodic maintenance to ensure they’re functioning correctly. Being ready for these tasks is part of the rhythm of rural life and ensures your property remains safe and contained. A well-maintained fence is one of the first signs of a well-cared-for property.

Handling Wildlife and Seasonal Chores

One of the best parts of country living is sharing your space with wildlife. However, this also means managing pests. Rural properties, especially wooded ones, can have a lot of ticks, so you'll want to take precautions to protect your family and pets. You’ll also learn the seasonal rhythms of your land, from preparing for the first freeze to clearing dry brush during fire season. Each season brings its own set of chores, but it also brings unique rewards. Learning to coexist with local wildlife—from deer to armadillos—is a fundamental and often enjoyable part of owning land in Central Texas.

Getting the Right Insurance

Protecting your investment goes beyond a good fence. Land ownership comes with unique liabilities, so you’ll need the right insurance. A standard homeowner's policy might not be enough. You’ll want to look into a policy that covers liability in case someone is injured on your property. It’s also crucial to understand any easements on your land, which are legal rights for others (like a utility company) to use a portion of your property. These can impact your liability and what you can do with that land. Chatting with an insurance agent who specializes in rural and land policies is a smart step to ensure you’re fully covered.

What Legal Details Should You Double-Check?

Before you sign on the dotted line, it’s time to do your final homework. Think of this as the last walkthrough—a chance to confirm all the legal details are in order so you can move forward with total confidence. A transparent seller will have this information organized for you, but it’s always smart to review it yourself. Taking a little extra time here can save you from major headaches later and ensure the land you’re buying is exactly what you expect. It’s all about making sure your dream property doesn’t come with any unwanted surprises.

From property lines to land use rules, these final checks protect your investment and your future plans. We’ll go over the three most important areas to review.

Verify the Title and Deed Restrictions

First, you’ll want to confirm the property has a clear title, meaning the seller legally owns it and has the right to sell it to you. Next, you’ll look at the deed restrictions. These are rules and limitations that come with the land and dictate how you can use it. They can cover anything from the type of home you can build to whether you can run a business on the property or park an RV. It’s essential to read through these carefully to ensure they don’t conflict with your plans. Understanding these property use rules upfront helps you make sure your vision for the land is possible.

Clarify Access Rights and Easements

You need to know exactly how you’ll get to your property. If your land is set back from the main road, you might need to cross a neighbor’s property to get to it. This requires a legal right-of-way, also known as an easement. An easement is a documented right to use someone else’s land for a specific purpose. Make sure any necessary access rights are clearly recorded in the deed. You should also check for any existing easements on your property—for example, a utility company might have the right to run power lines across a portion of your land. Knowing this ahead of time prevents any disputes over access down the road.

Check for Environmental Compliance Rules

It’s also wise to look into the land’s history. Was it ever used for industrial or agricultural purposes that could have left behind contamination? Things like old fuel tanks or chemical storage could pose environmental risks. For most rural properties, this isn’t an issue, but it’s something to be aware of. If you have any concerns, you can get an environmental assessment to check the soil and water for any hidden problems. This step ensures the land is safe for your family and that you’re in compliance with any environmental regulations, giving you complete peace of mind as you start your new chapter.

Related Articles

• Buying Land in Texas

• Rural Acreage for Sale in Texas: A Buyer's Guide

Frequently Asked Questions

What's the one “hidden cost” that surprises most new landowners? The biggest financial shock for many first-time buyers is the cost of bringing utilities to their property. If you're looking at raw land, you can't assume that electricity and water are just a simple hookup away. The expense to run power lines or water pipes from the nearest main connection to your chosen homesite can be substantial, sometimes running into tens of thousands of dollars depending on the distance. It’s a critical number to figure out before you commit to a purchase.

Is owner financing really a better deal than a traditional bank loan? It’s less about getting a "better deal" and more about finding a path to ownership that actually works for you. Traditional banks can be very strict when it comes to lending for raw land, often requiring huge down payments and perfect credit. Owner financing opens the door for more people by offering greater flexibility. Because you're working directly with the seller, you often have more room to agree on a down payment and payment schedule that fits your budget, making the entire process more straightforward and accessible.

Should I look for land that already has a well and septic system? There are pros and cons to both. Buying a property with existing systems can save you the significant upfront cost and hassle of installation. However, you must get them professionally inspected. An old or failing system can turn into a massive, expensive problem right after you move in. Starting from scratch on raw land costs more initially, but it guarantees you a brand-new system that is perfectly suited for your home and meets all current regulations.

How can I be absolutely sure I can build my dream home on a property before I buy it? You need to do your homework in two key areas: zoning and deed restrictions. First, contact the local county’s planning and zoning office to confirm the land’s zoning classification and understand the specific building requirements, like setbacks and minimum square footage. Second, get a copy of the property’s deed restrictions. These are private rules that can limit anything from the type of siding you can use to whether you can park an RV on the land. Reading these documents carefully is the only way to be certain your plans are allowed.

Realistically, how much time should I expect to spend on land maintenance? This really depends on the size of your property and your vision for it, but it's more of a lifestyle commitment than a weekend hobby. A few acres of open pasture will require far less work than ten acres of dense woods. You should plan on dedicating regular time to tasks like mowing, clearing brush to reduce fire risk, and maintaining fences. It's an ongoing job that changes with the seasons, so it's wise to be honest with yourself about how much time you're willing and able to invest in upkeep.