If you are looking for Texas acreage for cattle, hay or a small ranch, the tax valuation matters as much as the price. Land with an agricultural valuation is taxed on its productive value, but the valuation depends on the land staying in agricultural use. Check the valuation, access, water and the flood map before you buy. We list the acreage we have for sale with what we know about each tract.
1. The agricultural valuation. The Texas Comptroller says land qualifies for open-space agricultural appraisal when it is currently devoted principally to agricultural use, to the degree of intensity generally accepted in the area, and has been devoted to agricultural or timber production for at least five of the past seven years. The application form is Comptroller Form 50-129. If the use changes to a non-agricultural one, the owner who changes it owes a rollback tax for the previous three years. Ask the county appraisal district what you will need to file as the new owner. See rollback taxes on Texas land with an ag valuation.
2. Access. You need recorded access for trucks and trailers, not just a gate a neighbor leaves open. See access easements in Texas.
3. Water. Ask how the land gets water for stock: a pond, a creek, a well or a water supply company. A creek is good for cattle but check the flood map for any building site; see how to check the flood map.
4. Fences, lines and minerals. Old fences are not always on the property line, so a survey matters. Earlier owners may have kept the minerals; the title commitment lists mineral reservations. See our rural land buying checklist, which covers both.
Land Dreamz is a Texas real estate company. We buy land from owners and sell land to buyers, and we list what we have for sale on our marketplace.
The Texas Comptroller says the land must be devoted principally to agricultural use, to the degree of intensity generally accepted in the area, and must have been used for agriculture or timber for at least five of the past seven years. The appraisal district decides each application.
The valuation follows the use of the land. Keep it in qualifying agricultural use and ask the county appraisal district what the new owner must file. If the use changes to a non-agricultural one, a rollback tax for the previous three years is due.
When land with an agricultural appraisal changes to a non-agricultural use, the owner who changes the use owes the tax difference for each of the previous three years in which it got the lower appraisal, according to the Comptroller.
Some of our land is offered with owner financing. The terms for each tract are written down before you sign.
We buy land from owners across Texas. Use the form on this page or join the buyer list to tell us the county and acreage you need.
General information, not legal or tax advice. Ask the county appraisal district and a CPA about the valuation of any tract before you buy.
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