Buying land is one of the most rewarding decisions you can make—whether it’s for hunting, building your dream home, starting a legacy ranch, or investing in a piece of Texas to call your own. But let’s be honest: it can also be overwhelming if you don’t know what to look for.

At James Bigley Ranches, we help folks just like you navigate land purchases every day. This guide is a deeper dive based on a powerful land-buying video, packed with real-world tips to help you buy smart.

Let’s get into it:

1. 🧭 Define the Purpose of the Property

Before even looking at listings, get crystal clear on what you want to do with the land. This will shape every other decision.

• Homestead: You’ll need utilities, buildable topography, and likely want easy access to roads and services.

• Recreational or Hunting Land: You’ll focus on privacy, access to wildlife, hunting regulations, and fencing.

• Agricultural Use or Business: You’ll need water rights, open space, ag exemptions, and maybe existing infrastructure.

• Investment Property: Appreciation potential, location, and future development or resale matters most.

Why it matters: Each use type has different zoning, financing, and development requirements. Know your goal = avoid costly mistakes.

2. 📜 Research Deed Restrictions & HOAs

Some land comes with strings attached. These restrictions can:

• Ban certain structures or land uses

• Limit hunting or animal types

• Require specific building designs

• Control land clearing or fencing

Also, check for:

• HOAs (Homeowners Associations) – Common in rural subdivisions; may restrict use or enforce fees.

• Deed restrictions – These are legally binding and recorded with the title.

Pro Tip: Always have your real estate agent or attorney review restrictions before signing anything.

3. 🚗 Evaluate Access, Easements, and Road Frontage

Access is one of the most overlooked but critical parts of land buying. Ask:

• Is the property landlocked?

• Does it have road or highway frontage?

• Are there legal easements that guarantee access?

A property without proper access is a lawsuit waiting to happen. Don’t rely on handshake agreements or verbal promises—put everything in writing and confirm with a title company.

4. 🏙 City Limits vs. County (ETJ vs. Rural)

Where the land sits governs what you can do with it.

• City Limits: Stricter zoning, building codes, and more regulation.

• ETJ (Extraterritorial Jurisdiction): In-between zone—some city rules apply.

• Rural/County: Typically more freedom to use land how you like.

Want to shoot, build, or keep animals? You’ll likely prefer land outside city limits.

5. ⛏ Water Rights & Mineral Rights

These rights may or may not transfer with the sale—and they can impact land value.

• Mineral rights: Important in oil & gas regions. Without them, a company could drill on your land.

• Water rights: Especially in the West, owning rights to surface or groundwater can be a game changer.

Verify, don’t assume: Sellers often think they own rights they don’t. Use a landman to confirm.

6. 🏡 Inspect Improvements & Utilities

Before you buy, inspect every improvement on the land:

• Fencing

• Water wells (GPM output matters!)

• Septic systems

• Roads or trails

• Structures (barns, homes, sheds)

These can add major value—but they can also cost big if they need repair or replacement.

Check:

• Is electricity already dropped?

• What’s the cost to install new lines?

• Is there water access or will you need to drill?

Ballpark Costs:

• Septic: $15,000–$55,000+

• Water well: $15,000–$40,000+

• Electric drop: $3,000+

7. 📏 Survey, Topography & Floodplain

• Survey: Always get one. It shows boundaries, easements, and structures. If the existing one is outdated or unclear—get a new one.

• Topography: Steep land may not be buildable. Flat, dry land = ideal for homes or ag use.

• Flood zones: FEMA maps can show you where not to build or what may require flood insurance.

Always walk the land with a copy of the survey in hand.

8. 👀 Who Are Your Neighbors?

Your neighbors will affect your land’s:

• Peace & privacy

• Wildlife flow

• Fence maintenance

• Security

Look for:

• Well-maintained fencing

• No junk piles or illegal dumping

• Distance from your build site or hunting area

Also, check if adjacent land is high-fenced. This impacts wildlife movement—and your view.

9. 🦌 Fencing & Hunting Regulations

Make sure:

• Hunting is allowed (check deed restrictions!)

• You know what type of hunting is allowed (bow-only, firearm, seasonal)

• Fencing supports your goals (low fence for free-range wildlife, high fence for game management)

Some neighbors may have hunting blinds or feeders near your boundary line. This could affect your own hunting opportunities.

10. 💸 Property Taxes & Ag Exemptions

The difference between full taxes and ag-exempt taxes can be thousands of dollars per year.

• Ag exemption can reduce taxes by 95%+

• Even if you don’t run livestock, you can lease the land to a rancher or wildlife manager to qualify

• No exemption? It may hurt resale value or burden you with high annual taxes

Ask:

• Is it currently ag-exempt?

• What would it take to keep or qualify for it?

11. 🏦 Financing Land

Land loans are different than home loans:

• Expect 15–20% down

• Loan terms are longer (20–30 years)

• Interest rates are higher

Some lenders offer annual dividends or landowner incentives. But plan ahead—get pre-approved and know your budget before touring.

Don’t skip this step—being financially prepared means you can make confident offers and move quickly when the right land comes up.

🎯 Final Word: Walk the Entire Property

So many buyers skip this and regret it later.

• You could find undisclosed junk, old oil equipment, or illegal dumping

• You’ll get a real feel for the lay of the land

• Walking helps you understand access points, drainage, wildlife paths, and more

📝 Ultimate Land Buyer’s Checklist

Use this list as a printable or on-the-go resource during your land search.