Water source and wells
Determine whether the property is served by a public utility, a water supply corporation, a shared well, or a private well — and get that in writing. For a private well, ask for the well report or driller's log, the depth and aquifer, the pump age and capacity, and a recent flow test. Water quality testing is a separate step from flow.
- Confirm whether the well is registered and with which authority.
- Ask about groundwater conservation district or aquifer authority rules that apply.
- For a shared well, read the shared-well agreement and maintenance obligations.
- Ask about rainwater collection, storage tanks, and any surface water rights claimed.
Septic and on-site sewage
Most rural properties use an on-site sewage facility. Ask for the permit, the system type (conventional or aerobic), the design capacity in bedrooms, the installation date, service contracts, and the most recent inspection. Aerobic systems require ongoing maintenance and often a service agreement. Verify that the system's permitted capacity matches how you plan to use the home, especially if you intend to add bedrooms or a guest structure.
Easements and legal access
Legal access is not the same as a road you can drive on today. Review the title commitment's exception documents and the recorded easements at the county clerk's office.
- Is access by public road frontage, a recorded easement, or a private road?
- Who maintains the road, and is there a written maintenance agreement or assessment?
- Are there utility, pipeline, drainage, or conservation easements crossing the land?
- Can emergency vehicles reach the home year-round, including low-water crossings after rain?
- Do neighbors have rights to cross the property?
Boundaries, survey, and mineral rights
Order a current survey rather than relying on fences; fence lines and legal boundaries often differ on older tracts. Ask whether mineral or water rights have been severed from the surface estate, and review any existing lease. Confirm whether the parcel can be divided if that matters to your plans — subdivision of land is regulated by the county or city with jurisdiction.
Floodplain, drainage, and topography
Hill Country terrain sheds water quickly. Check the FEMA flood map panel for the parcel, then look at where water actually travels: draws, creek crossings, culverts, and the elevation of the homesite and driveway. Ask when the low-water crossings on the access route were last impassable. Steep grades also affect construction cost, septic siting, and driveway maintenance.
Deed restrictions and jurisdiction
Rural does not mean unrestricted. Recorded restrictions or a property owners association may limit outbuildings, mobile or manufactured housing, livestock, short-term rentals, hunting, commercial use, and minimum dwelling size. Confirm whether the property is inside a city, in an extraterritorial jurisdiction, or unincorporated, since that determines permitting and code enforcement.
Agricultural and wildlife valuation
Many tracts carry a special appraisal for agricultural or wildlife management use, which substantially changes the tax bill. Ask the appraisal district whether the valuation is in place, what use qualifies it, what you must continue doing to maintain it, and what rollback taxes would apply if the use changes. The Texas Comptroller publishes the statewide rules, but the appraisal district administers them locally.
Power, propane, and connectivity
- Identify the electric provider or cooperative, and the cost to extend service if the homesite is undeveloped.
- Ask whether heating and cooking are propane, and who owns the tank.
- Check internet options at the address if remote work matters.
- Confirm cellular coverage at the house site, not at the gate.
- Ask about backup power and water storage during outages.
Insurance and wildfire considerations
Get a quote before your option period ends. Rural location, distance to a fire station, roof age, wildfire exposure, and outbuildings all affect availability and premium. Flood coverage is separate from a homeowners policy. The Texas A&M Forest Service publishes defensible-space and wildfire preparedness guidance that also helps in insurer conversations.
Walking the property
- Walk the boundary with the survey in hand and note discrepancies with fences.
- Visit after heavy rain if possible, and at least once at dusk.
- Photograph the well head, septic components, tanks, meters, and gates.
- Note tree health, brush density, and erosion around structures and drives.
- Look for dumping, old foundations, buried tanks, and abandoned equipment.
- Talk to the neighbors about water, road maintenance, and access history.
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