A good view and an attractive price per acre can get your attention. Before you make an offer on land in North Texas, the next question is whether the property will work for what you want to do.
Whether you’re looking in Grayson County, Fannin County, Collin County, or farther east, these are ten things I recommend checking early. Some answers will require additional investigation after a contract is signed. Identify those questions before making an offer so your contract provides appropriate time and protections to investigate.
1. Make sure the property fits your plans
Start with what you want to do with the land. Are you building a home, running livestock, hunting, creating a weekend retreat, or holding acreage for a future project? Each goal calls for a different property.
A beautiful tract can still be a poor fit if the usable space, access, or restrictions prevent your plans. Write down your must-haves before you start comparing listings.
2. Verify legal and practical access
A gate and a gravel road don’t tell the whole story. Confirm whether the property has public road frontage or relies on an easement across someone else’s land. Have the title company and, when needed, an attorney review the documents establishing access.
Ask who maintains the road, whether there are maintenance costs, and whether the access works for your intended use. Also consider the physical route: a steep entrance or a low-water crossing may be manageable in a pickup but difficult for construction deliveries.
3. Confirm water availability directly
“Water nearby” is a starting point, not confirmation that you can connect. Contact the actual water provider and ask whether it can serve the specific tract, whether a meter is available, and what extensions, fees, and timelines may be involved. Get the answer in writing when possible.
If you’re considering a well, speak with local drillers about expected depth, production, water quality, and cost. Check with the applicable groundwater conservation district about its requirements. The Texas Water Development Board’s well guidance is a useful starting resource.
Don’t assume water is unavailable because the seller never connected it—and don’t assume service is available because the neighboring property has it.
4. Price the utility connections
An electric line along the road does not tell you what it will cost to power a home or shop farther into the property. Ask the provider for a service assessment and estimate based on your proposed building location and power needs.
Look into internet and cell coverage, too. If you plan to work from home, test service on the property and confirm what providers can actually deliver there. Include utility costs in your budget before deciding what you can afford to offer.
5. Investigate septic and soil suitability
If public sewer is unavailable, find out what type of on-site sewage system the property can support. Soil conditions, drainage, available space, and the proposed development all matter.
Speak with the local permitting authority and a qualified site evaluator early. TCEQ’s septic permitting guidance explains the evaluation and approval process. Don’t choose a house location first and assume the septic system will fit wherever space is left.
6. Look at floodplain, drainage, and usable acreage
Review the current FEMA flood maps and ask the local floodplain administrator about any questions affecting your plans. Then look at how water actually moves across the property: creeks, low spots, erosion, drainage channels, and road crossings deserve attention.
Being outside a mapped floodplain is not a promise that a property never floods. When practical and safe, visit after rain. Think about the route to your building site as well as the site itself.
A tract may have plenty of total acreage but less room than you expect for a home, driveway, septic system, and shop.
7. Read restrictions and verify local requirements
Ask for recorded deed restrictions and check which city or county requirements apply to the property. If your plans include a barndominium, manufactured home, business, additional residence, or future subdivision, investigate that specific use.
“Unrestricted” in a listing should prompt questions, not end them. Verify relevant requirements with the appropriate officials and have unclear restrictions reviewed before relying on an assumption.
8. Review the survey, title, and existing rights
Compare the survey with what you see on the ground. Don’t assume a fence marks the legal boundary or that an online parcel map replaces a survey. Look for discrepancies involving acreage, fences, buildings, and access.
Review the title commitment and the documents behind its exceptions. Utility and pipeline easements, existing leases, and reserved rights can affect how you use the property. Ask what mineral rights, if any, the seller owns and intends to convey. Have a surveyor or attorney resolve questions within the deadlines established in your contract.
9. Understand the property-tax situation
What people often call an “ag exemption” is generally a special appraisal based on qualifying agricultural productivity rather than market value. Ask the appraisal district about the tract’s current status, what you must do as a new owner, and whether your planned use would qualify.
Don’t build your budget around the seller’s tax bill without checking. A change in use can trigger rollback taxes, and improvements can change your overall tax picture. The Texas Comptroller’s agricultural appraisal guidance explains the basics; your appraisal district can address the specific property.
10. Compare the total investment—not just the price per acre
Consider the purchase price alongside fencing, clearing, driveway work, drainage, utilities, septic, and ongoing maintenance. A lower-priced tract may cost more to make usable than a property with the right improvements already in place.
Review comparable sales with attention to location, access, utilities, restrictions, and usable acreage. Visit the surrounding area, too. Nearby uses, traffic, and planned projects may affect how well the property fits your goals. If you’re financing, confirm the lender’s requirements and terms for that particular tract before making assumptions about your budget.
Put the right questions ahead of the offer
You don’t need every answer during the first showing, but you should know which unanswered questions could change your decision. Request available surveys, restrictions, utility information, and tax records early, then work with your agent to plan the remaining due diligence.
My goal is to help buyers understand how a property works—not just how it looks in the listing. If you’re considering land in North Texas, I’d be glad to help you evaluate the details and decide on your next step.
Contact Shane Ballard to talk about your land search.
Shane Ballard · David Norman Land Company
Texas Sales Agent | Oklahoma Sales Associate