Many rural tracts of land have direct access through frontage on county or state maintained roads. However, if this access does not exist, the owner must use an ‘easement’ to reach the property. An easement is the right of use of real property by someone other than the owner. Should an easement be necessary, it is very important that the buyer know if one exists and if so, then what kind. From the buyer’s point of view, a ‘deeded easement’ would be the best form of easement access because it is documented. Another type of easement is known as ‘easement by prescription’.   Although this may be fine, banks and mortgage companies are less willing to lend on property that is accessed only by an easement which is not recorded. A second important consideration in purchasing rural land with an easement regards the maintenance of the access road. There are some cases in the Texas Hill Country where land can be accessed only by an unimproved easement road several miles long. If there is not a road maintenance agreement in place, then it may be difficult to maintain the road without great expense to the landowner. 

 

 

The importance of water availability to the value of land is self evident. Very often rural tracts of land for sale around Fredericksburg have no existing well. This means that someone who enters a contract to purchase that land must protect themselves against the possibility of buying land where drilling an adequate well may be difficult. A buyer should consider several options to ensure that water will not be a problem. First, the buyer and his or her REALTOR® can go the Hill Country Underground Water Conservation District located at 508 S. Washington in Fredericksburg. The geologist who manages the office can give a buyer a very good idea of how deep a well will have to be and what its possible water production. A second tool that a good buyer’s representative might suggest is that the contract be written so that the buyer has the right to drill the well prior to closing. The language can be written so that the well must produce some minimum quantity of gallons per minute of potable water. This helps ensure that the buyer has an opportunity to learn about water problems prior to committing to any purchase of land.

 

Buying land outside the city limits means the property owner must obtain a permit and follow regulations regarding the treatment of waste-water. Septic systems require approval from the Gollespie County Sanitation/Floodplain Department.  Contact Department manager Dwayn Boos at (830) 997-8191 for more information.

 

Another issue often overlooked when buying acreage is the availability of electricity. Rural areas of the Texas Hill Country have electricity provided by an electric cooperative, Central Texas Electric Co-op. However, for access, a buyer of land will have to pay the co-op to bring the electricity on to the site desired. This can cost thousands of dollars. In cases where power lines are not already located on the subject property, the buyer must have a neighbor sign an easement allowing the power company to string electrical lines from an adjacent property.   This is usually not a problem but as with the availability of water, the buyer must determine availability of power prior to commitment to purchase.

 

Road access, water and electricity issues are very important variables in determining land price. An unaware buyer may choose to purchase a property at what he/she considers a fair price only to discover that there are several significant expenses or possibly considerable problems obtaining financing. Using the services of a REALTOR® who understands the complexities of this market can mean the difference between success and failure when investing in land.

 

As always, this website is dedicated to keeping buyers and sellers of real estate in the Texas Hill Country informed. Please let me know if I can do anything to be of service in marketing your property or helping you find your place in the countryside.

 

Sincerely,

Brett A. Bruster, MBA, e-PRO
Realtor Associate
CC Herber Co., Real Estate
145 E. Main St.
Fredericksburg, TX. 78624
Brett@brettbruster.com
(830)997-4323 Office
(830)997-8258 Home
(830)456-6243 Cell

  Please visit the website of my broker.

For more information about Fredericksburg and real estate, visit our Frequently Asked Questions or Links page.