Texas Land, Ranches & Barndominiums

Before buying land in Texas, you need to verify water availability (municipal, well, or water district), road access and any easements, whether the property qualifies for an agricultural exemption, soil type for your intended use, and what utilities are available or need to be brought in. Working with a local specialist who owns land in the area helps you avoid the mistakes that aren't obvious from a listing sheet.

Land loans in Texas work differently than home mortgages. You'll typically need 20–30% down, and the rates are higher than residential loans. Your main options are Farm Credit, local community banks, and Texas-specific lenders like Capital Farm Credit. If you're planning to build, a construction-to-permanent loan may be a better fit. I can refer you to lenders who specialize in North Texas land specifically.

An agricultural exemption (ag exemption) in Texas reduces your property tax assessment to agricultural value rather than market value — the savings can be substantial, often thousands of dollars per year. In Wise County, you generally need a minimum of 10 acres and an active agricultural use (cattle, hay, beekeeping, orchard, etc.) for at least five of the past seven years. Requirements vary by county. I help buyers evaluate ag exemption eligibility before making an offer.

I sell land across two Texas regions. In North Texas / DFW: Wise, Denton, Montague, Jack, Parker, Palo Pinto, Hood, Clay, Young, and Cooke counties. In the Texas Hill Country: Burnet, Llano, Mason, Gillespie, and Hays counties. I am based in the Marble Falls area, and my husband and I own an 89-acre working ranch in Bridgeport.

It depends on the county and what's already on the property. Raw land with no existing structure will require you to install septic, bring in utilities, and get permits before you can live there permanently. Some counties in North Texas have minimal restrictions; others have specific requirements. I evaluate this for every property I show buyers so there are no surprises after closing.

A barndominium is a metal building structure — typically steel frame — finished on the interior as a living space. They're popular in North Texas because they're durable, cost-effective per square foot, and can be built on rural land where traditional subdivision construction isn't feasible. They qualify for financing and insurance just like a conventional home when built to residential standards. I can walk you through land selection, county permit requirements, and builder referrals specific to North Texas.