Texas Lake Living

Not every Realtor out there understands the fine points of buying or selling rural acreage. Most sell homes or lots and know the neighborhoods in which they market. To help you make the right choice in a ranch or acreage, look for a Community-based Realtor with strong agricultural background. Look at the Realtor’s education and background before you shop.

1. Agricultural Considerations for a Ranch

• Soil Type(s) on the Parcel. Acreage often contains a variety of soils — sand, loam, sandy loam, clay, rock, etc. Your Realtor should ask you what your intended purpose is for this land and should advise you if it is suited for that.

• Grasses, Trees and other Growth. How much of the land do you want open vs. wooded? That depends on your purpose. Grazing for cattle or horses? Shade for a herd? Hunting? Are the trees and grasses native or invasive? Your Realtor should be able to identify them.

• Water Availability. Does your Realtor know if there are ponds (called tanks in Texas)? What size? How many? Water quality? Do they run dry? How are they filled?
  
• Wetlands? Flood Zones? Endangered Species Habitats? Your Realtor should advise you of any considerations that may be detrimental to your plans for the acreage.

2. Ranch Land Potential

• What is the best use of this land parcel? Based on its appearance, location, soil and other agricultural considerations, what would be the best use of the land? Are there outside influences that could affect the land’s future value — nearby developments, infrastructure projects or zoning changes being considered? A local community-based Realtor will know the answers.

3. Zoning. Access. Utilities.

• Zoning makes a difference. Your Realtor should know if there are restrictions on how the land can be used.
• Accessing the land. Is a main road access important to you? Is there more than one way to access the land? Are there easements that may negatively affect your use of the property?
• Survey. What are the exact boundaries of this parcel? Is there an existing survey or will one have to be done? What are the surroinding properties used for?
• Utilities. Are utilities already in place? Water, sewer/septic, electric and telecommunications? If now, what is involved in running those utilities to this property? If already in place, what is the condition of each?

4. Due Diligence. Financing. Taxes.

• Due Diligence. Your Realtor should be knowledgeable about conducting necessary environmental assessments, soil testing, researching liens, easements and legal restrictions that affect the property.
• Ag Exempt? Is the acreage already Ag Exempt? If not, your Realtor should guide you through that process for optimal tax advantages. Your Realtor should also be familiar with agricultural loans, terms and sources of financing if you need it.