Buyers · Rural & Acreage
Homesteading & Country Living in Central Texas
Room for a garden, a few chickens, a shop and a whole lot of sky. Here's what to know before you trade the cul-de-sac for a gravel drive.
Buying land is a different kind of purchase
A house in a subdivision comes with city water, sewer, a plat and an HOA that answers most of your questions for you. A country property usually doesn't. Water, septic, access, mineral rights and taxes all need a closer look, and the answers change the value of the land and what you can do with it. I help buyers ask those questions early, before the option period runs out.
What to check before you buy acreage
Texas A&M AgriLife's rural land checklist reminds buyers not to assume every right transfers with the property. These are the items I walk through with every acreage buyer.
Legal access
Make sure the property touches a public road or has a recorded access easement. A "we've always used the neighbor's gate" arrangement is not access.
Water
Is there a well, a rural water supply company or co-op line, or nothing yet? For an existing well, ask about depth, production and a water quality test. For raw land, get bids before you close.
Septic
Most rural homes use an on-site sewage facility. Get the existing system inspected, ask the county for the permit history, and know that soil conditions drive the type and cost of a new system.
Mineral, water & wind rights
In Texas these can be severed or reserved by a past owner and may not convey to you. Review the title commitment and ask how surface use is protected.
Easements & leases
Pipeline, utility and drainage easements can limit where you build. Existing grazing, hunting, wind or solar leases may stay in place after the sale.
Survey & flood
A current survey shows boundaries, fences, encroachments and easements. Check the floodplain before you pick a homesite or barn location.
Restrictions
Many rural areas have no zoning, but deed restrictions can still limit livestock, manufactured homes, subdividing or short-term rentals. Read them before you fall in love.
Utilities & internet
Confirm electric service and the cost to extend lines to your homesite. If you work from home, verify real internet options at the address, not just the zip code.
Property taxes: homestead vs. "ag exemption"
Homestead exemption
If the home is your primary residence, file for the residence homestead exemption with your county appraisal district. For school district taxes it now removes $140,000 of value, after voters approved the increase in November 2025.
Agricultural (1-d-1 open-space) valuation
What people call the "ag exemption" is really a special appraisal that values qualifying land on what it produces instead of its market value. Generally:
- The land has to be primarily devoted to agricultural use, such as grazing, hay, crops or beekeeping.
- Most appraisal districts require a history of ag use, often five of the past seven years.
- Minimum acreage and intensity rules vary by county, so check the guidelines for Williamson, Travis, Bastrop, Burleson, Brazos or wherever you're buying.
- If the land changes to a non-ag use, rollback taxes can apply for prior years.
- Wildlife management valuation is available only on land that already qualifies for open-space valuation.
Buying land that already has ag valuation? Ask the seller how it's being used today, and plan to keep that use going (or lease it) after you close.
How country properties get financed
Home on acreage
If the property is mainly residential and will be your primary home, conventional, FHA and VA loans may work, subject to the lender's acreage and property guidelines.
USDA rural loans
No down payment for eligible buyers in USDA-designated rural areas. Household income has to fall within program limits (115% of area median for the guaranteed program). Check addresses on USDA's eligibility map.
Raw land loans
Vacant land is usually financed through Farm Credit lenders or community banks. Plan for a larger down payment; land lenders commonly ask for 20% to 50% depending on the tract.
Texas Veterans Land Board
Eligible Texas veterans and service members may qualify for VLB land and home loans. Ask early, since there are extra steps.
Planning to buy land and build, or put a new manufactured home on your acreage? See Construction Loans: Land + Home, Custom & Manufactured.
Questions to ask on every rural showing
- Where exactly are the boundaries, and is there a recent survey?
- What is the water source, and when was the well or septic last serviced?
- Do the minerals convey? Are there any active leases or pipelines?
- Are there deed restrictions, and do they allow the animals and buildings I want?
- Is the land in a floodplain or a special district?
- Does it have ag valuation now, and what is it being used for?
- What does internet and cell coverage look like at the house?
This page is general information, not legal, tax or lending advice. Appraisal district rules and loan programs change and vary by county and lender, so confirm details with your appraisal district, title company, attorney or loan officer.
Ready to find your piece of Texas?
Tell me how you want to live (garden, livestock, shop, distance to town) and I'll help you find land that fits and check it out before you commit.
Call or text (512) 629-9050 Email Trina