How to Buy Land

If you are thinking about buying land here are a few tips. These are things I've learned over the years as a landowner and someone who bought land in Central Texas to raise a commercial garden.

When looking for land, be sure you can use the land for the intended purpose. If you want to plant a garden, look for land with soil that is well drained. Any soil can be improved; so don't worry about the quality of the soil right away. Just be sure it can be tilled easily and you can pull weeds without throwing out your back. Heavy dense clay or hardpan will take years to improve. Be sure however, that a dense layer of hardpan clay is not hiding just below the surface. A sandy loam is perfect, which is a mixture of enough sand and clay to hold moisture. The perfect soil should form a ball when squeezed together while damp and then easily fall apart when dropped to the ground from a height of 48 inches.

Don't plan on overwhelming your neighbors with a mansion or flashy lifestyle. People live in the country to get away from the rat race. Bringing it to them will only create resentment and make everyone nosey. Keep your money in the bank and think about downsizing and keeping it simple. You are better off investing money in good fencing. The old saying,
"good fences makes good neighbors" is true in the country. You should add fences, if they don't already exist, soon after arriving or even before you move. Your neighbors may have trespassed on the property for years before you came along to hunt or hike and may need a gentle reminder that there are new owners who enjoy their privacy.

Beware the tax burden. Land that has an agricultural use exemption will only keep that tax exemption if it continues to be used for agricultural purposes. In Texas, if you don't make an effort to keep the exemption in place, you can lose it and be responsible for the taxes going back several years. A wildlife exemption may be available to you as a new landowner in a few states like Texas if an agricultural exemption was already in place when you made your purchase. Talk to your county tax office with questions.

Is the land you like accessible? If you have to cross private land to get to yours, be sure the easement is permanent and listed in your neighbor's deed. Otherwise, forget it. You don't need access problems. Also, what does the road into your property look like? Fifteen hundred feet of bad road will cost you five to ten thousand dollars to fix. Take a hard look at unpaved ounty roads leading to the property. If it's storming and you have a medical emergency, will you be able to get to a hospital or can help get to you?

Erosion from soft sandy soil combined with underground animal activity from animals such as gophers can be a serious problem. A big rain can wash out sinkholes six feet deep and just as wide on your property. The washout problem can grow much worse after clearing vegetation on a slope. If you plan on clearing a site for a home, be sure the proper erosion controls are in place or can be put in place. In fact, while inspecting any land for a purchase that includes sandy soil, be aware of the erosion problems that already exist because you will have to fix them or face further damage and expense as the years go by.

If you plan on digging a pond, do a soil analysis for clay content to be sure the soil will hold water.

How far off the paved road will you be? The dirt roads can turn to dusty washboards in the summer and if your house is less than 100 feet from the road, you will be getting plenty of dust from June to September. Also, can your car take the rough road into town every day? Lastly, look for utility access. Water wells cost thousands of dollars and may not produce good water. Telephone and electricity lines may be non-existent and expensive to run.