Land Buying Checklist: How To Research A Parcel of Land BEFORE YOU BUY!

Land Buying Checklist

How to research a parcel of land BEFORE YOU BUY!

By: Nathaniel of Countryside Acreage
[email protected] | Phone: 512‐960‐4424
www.countrysideacreage.com
Introduction
The search for your ideal parcel of vacant or residential land can be exciting! Purchasing land is a very
rewarding and personal experience that will bring you and your family years of enjoyment. I have put
together this guide for you in order to assist you in doing research on a parcel of land that you are
considering purchasing. I want to ensure that your land meets your needs and provides for the activities
for which you sought!
At Countryside Acreage we specialize in Texas Land Sales. I believe that you will find the information
here valuable for conducting your research wherever you are searching for your land or whomever you
are considering purchasing from.
[email protected] | Phone: 512‐960‐4424 Page 1
Buy land you’ll love — guaranteed. You get access to the land right away.
If you’re not satisfied with your land purchase, we’ll buy it back.

How Do I Know What I am Buying is Legit?
County Research
One of the first places you are going to want to look first for information on the land you are considering
purchasing is the County website. Land is recorded, platted, controlled, and taxed at the county level
and as such much information can be found there. Not all counties are fully online or the information
online is hard to get or understand. In these cases, you may need to phone or visit the county office.
Assessor
The Assessor is responsible for valuing land for tax and reporting purposes. Every plot of land in a county
is assigned an Assessors’ Parcel Number (APN). In some counties this can be called a Schedule Number.
The Assessor section of county websites typically have a “Property Search” function that will allow you
to view the information online. Usually the best way to search is by using the APN but some websites
have the ability to search by owner’s name, street address, legal description, or other such things.
Information you should expect to find in this Property Search:
 Parcel Size
 Assessed Value
 Owner / Taxpayer name(s) and mailing address
 Zoned Use
Sometimes you can get lucky and find other valuable information here such as comparable sales, plat
maps, or estimated market value. Please note that assessed value is a tax calculation only and as such
may or may not have any correlation with the actual market value of the land. Some parcels of land
have extra taxes such as mill levies or water authority taxes. The assessor should be able to tell you if
any such items apply.
Use the dropdown on the right side of the page to find the county assessor’s contact
information: http://txdmv.gov/tax‐assessor‐collectors/county‐tax‐offices
Treasurer
The Treasurer is responsible for collecting taxes. A search of the Treasurer section of a county website
property information should yield the following information:
 How much are annual taxes?
 When are taxes due?
 Are taxes paid current?
 To what name and address are the tax bills mailed?
 Are there any outstanding tax liens on the property?
Click on the county to find the county treasurer’s contact information:
http://apps.dentoncounty.com/Website/trs/Directory.asp


Recorder
The Recorder’s Office, also sometimes known as the Clerk, records, files, and stores documents relating
to property ownership such as deeds, liens, encumbrances, or other such things. The Recorder may
charge you a small fee to access their system and an additional fee to save, print, or copy recorded
documents. I typically search the Recorder’s office only after everything else checks out first for this
reason. Any information you find here is of a title or financial nature and I don’t want to pay to find
these details until I am really sure that the land is something I really want first. Here’s what you should
get from the recorder:
 A copy of the last recorded deed
 Any deeds recorded previous (to establish a “chain of title”) for a reasonable amount of time
 Any recorded documents relating to this property (especially deeds of trust ‐ another name for
mortgage) or other liens. There may also be recorded documents relating to mineral rights,
especially if you are in an oil or mining region.
You can hire a title company or title abstractor to do a professional title search if required.
Click the county to search for the recorder/clerk’s contact information:
http://www.sos.state.tx.us/elections/voter/cclerks.shtml
GIS and Maps
GIS stands for Geological Information System. Depending on the county, this can be super high‐tech
giving you access to satellite and contour maps with parcel markings, or non‐existent. The GIS system
exists to help surveyors and map makers. You can use it to get a better indication of the look, feel,
location, and slope of the land.
Search for the parcel by the legal description:
http://www.earthpoint.us/TexasLandSurveySearchByDescription.aspx

Either view the parcel using Google Earth (from Earthpoint) or by searching using the Texas GIS
website: http://gisweb.glo.texas.gov/glomap/index.html

Land Use
Every county has a land use department. It can go by different names. Some counties have it in their
planning department, some have it as stand alone, some have it under planning and zoning. In any case,
you want to find out who in the county is responsible for land use requirements so you can find out
what is and is not permissible to do on your land and what permits or requirements might be necessary
to do any of the things you might consider doing on this land.
Read APPENDIX A at the end of this checklist about Texas Land Use

Court House
You may find things in the county courthouse like divorce, estate, or bankruptcy filings. My advice is that
if you think there is anything in the court records that might be a problem to consult with an attorney. If
the land is somehow tied up in court, attempting to purchase it may be a lost cause or more trouble
than it is worth. You typically won’t find this an issue when dealing with professional land sellers. It’s
more common when you buy from a private party.
Mineral / Oil / Gas / Mining / Water Rights
The subject of natural resource rights is very complex and the workings of such things can vary widely
state to state and county to county. In many cases, property ownership and resource usage rights are
separate legal items. If this is something which you are concerned about, please contact a land use
attorney, a landman or discuss it with the county.
Search by county to see the drilling locations in Texas: http://www.texas‐drilling.com/
City Research
If the land you are researching is located in an unincorporated part of the county, then you do not have
to concern yourself with city research because it does not apply. If the land is located inside the
boundaries of a city or township, you need to research these requirements as well.
Planning and Zoning
Cities and townships generally have their own planning and zoning requirements. Look up the
department and see if they have a website with information or you need to pick up the phone and be
sure that what you are planning is acceptable.
Building
You will most likely need a building permit before doing any construction. Contact the building
department at the city and find out the costs and requirements associated with getting an approved
permit.
Some questions you might ask:
 Is there a time limit to build?
 What is the minimal build size?
 Are there specific building restrictions? (snow load, insulation, wood burning fireplaces, etc.)
Comparable Listings
Are you getting a good deal? Is the price you are planning to pay for the property above or below what
others in the same market are asking?
Land and Farm (landandfarm.com), Zillow (Zillow.com) , Landwatch (landwatch.com) and Realtor
(Realtor.com) are all very good websites for looking at what other nearby properties are listed as for

sale. If the parcel you are considering buying is much more expensive on a price per acre basis, ask why.
Is it in a better location, or is there something particularly good about this parcel that calls for a higher
price? If it is priced significantly lower, is there some defect or some other reason why the price is low?
It may simply be that a seller is very motivated or another legitimate reason why you can get a good
deal. You want to be educated and ask a lot of questions. It’s better to understand why the price is what
the price is.
How Do I Find My Land?
Google Maps
Google Maps is a great resource for getting a general idea of where the property is located and how to
get there. Google Maps also has some cool features that allow you to see what’s nearby a property. It
may be difficult to get a good Google map for a rural property with no assigned street address. If this is
the case, try and simply find the correct street and move around until what you see matched the
information you received from the county.
Google Earth
Google Earth is an excellent tool for doing research on land. You have to download and install the
software on your computer but it is well worth it! Plus it’s free, even the Pro version! Google Earth has
the ability to 3D model, find places by GPS coordinates, and other such things. If you are buying land, I
highly recommend you download Google Earth and take advantage of its modeling features.
Expert GPS
Although Google Earth is good enough in most cases, you may consider using a paid GPS system like
Expert GPS (http://www.expertgps.com) to really focus on the latitude and longitude of the land. This
will help when orienteering and is compatible with major GPS system like Garmin or Magellan.
USGS
The United States Geological Service (http://www.usgs.gov/) has a lot of useful maps created by
Government survey work.
Other Resources
EPA
The EPA (http://www.epa.gov/learn‐issues/learn‐about‐land‐and‐cleanup) has some resources that are
useful in researching a land purchase. For sure, make certain that you are not buying in a Superfund
area!
Title Companies
Title Companies are in the business of being knowledgeable about real estate issues. If you need
assistance researching a particular aspect of a parcel, you may consider contacting a title company. A

full title search from a title company can run a few hundred to a few thousand dollars depending on the
complexity. An alternative is to use a service like Home Info Max. http://www.homeinfomax.com
HOA / POA
Does the land belong to a Property Owners Association (POA) or Homeowners Association (HOA)? Find
out if it does, and if it does, contact the manager of that association and get a copy of their covenants or
bylaws. Make sure there is not anything in there which is unacceptable to you. Make sure you find out
the financial condition of the association and what their assessments are. If you own land in an
association you will have a bigger sense of community support but you will also have another bill
besides your tax bill due on an ongoing basis.
Local Newspapers
Have a look at the local newspapers in order to get a feel for the community you are buying into. Are
there social events or sports that you are interested in? Is there a farmer’s market? Look at all sorts of
things like this. If its solitude you seek, make sure that there are no major activities in your area. The
community around you will impact the quality of your time spent on your land.
Real Estate Attorney
There are many attorneys who specialize in land use and real estate. You may want to hire one if you
have particular items of concern to you. Perhaps search for one in the county you are purchasing in
since they will have local knowledge.
Stomp on It!
The Sight Test
Let’s face it, there is no real substation for going out on the land and seeing for yourself. How does it
look? How are the views? Who are your neighbors? Is that what you had envisioned? Is this the land you
want to call your own?
The Perc Test
If you intend to build on the land, you need to know whether or not the soil is suitable for installing a
septic system. This is called a perc test. Here is an excellent article on running this test:
http://www.extension.umn.edu/environment/housing‐technology/moisture‐management/how‐to‐run‐
a‐percolation‐test/
The Survey
You may want to hire a professional survey to define the exact boundaries of the parcel.
Bring Your Builder
Are you planning on building a permanent structure on the land using a contractor? If so, a good thing to
do is to bring your builder to inspect the land with you. An experienced builder should be able to point
out construction considerations and approve or disapprove of your purchase accordingly.

Understanding Land Contracts
Many times when you see the terms “seller financing”, “owner financing”, “land installment sale”, or
simply “land contract” when you are looking at an advertisement for a parcel of land you are looking to
purchase what the seller is offering is a ‘legal land contract’. Sometimes sellers also use “lease option
purchase agreements”, which are slightly different yet achieve the same means.
When you enter into a land contract as a buyer it is important to understand what exactly the
agreement entails and what your rights and responsibilities are in the process. In order to help you
understand, here is a brief overview of what a land contract consists of:
A land contract is a specific type of real estate contract between a buyer and seller in which the seller
provides the financing for a piece of land he or she currently owns. The buyer agrees to make a down
payment and to make periodic payments (usually monthly) until the loan balance is paid off. In some
cases, there may also be a balloon payment. Typically, no credit check is required of the buyer for this
type of loan as the loan is secured by the value of the land itself.
Under a land contract the seller retains legal title to the property while granting rights to the buyer to
immediate and full use of the property for all uses except drilling or erecting any permanent structures.
The buyer has what is known as ‘equitable title’ during the payment period. The buyer is responsible for
taxes, insurance, and HOA fees (if any) during the term of the agreement. When the loan is paid in full,
the seller conveys legal title to the buyer.
If a buyer fails to make payments during the repayment period, the seller may charge a late fee, and if
the buyer fails to make payments for a prolonged period of time, the buyer may be considered to be in
default and the contract may be terminated by foreclosure. In the case of foreclosure, the legal title
remains with the seller and the buyer loses equitable title.
Think of this as very similar to a car loan. When you finance a car purchase at an automotive dealership,
you make a down payment and agree to make payments. In return for this agreement, you get to drive
the car off the lot and use it. While you drive the car, you are responsible for paying for gas, insurance,
maintenance, and registration. If you make late payments you will be assessed a penalty fee and if you
become long term delinquent, the finance company will repossess your car. When all your payments are
complete, the finance company mails you the title to your car. This is how a land contract works for real
estate as well.
The advantages of a land contract as opposed to a cash purchase is affordable payments over time. This
will allow the buyer to purchase more land now than he or she may have available currently for a cash
purchase. A buyer can be able to lock up a highly desirable piece of property that fits his or her needs
without the full cash payment and begin enjoying the land right away. Since there is no third party
lender in the deal like a bank or mortgage company, there is no need for a credit check and the closing
process is much easier and less expensive. Title insurance, recording fees, appraisal, realtor
commissions, and deeds of trust are not required which saves the buyer all of those expenses.

The risk of a land contract to the buyer is that if he or she becomes unable to make payments during the
installment period, the land contract may be foreclosed upon by the seller and the buyer may lose some
or all of their equity paid in up to that point. Before entering into a land contract, please be very certain
of your ability to meet the terms of the agreement. Also, because there is usually not a title company,
realtor, or appraisal involved, it is very important for the buyer to do his or her due diligence and know
fully what exactly they are buying.
Closing Thoughts
Please contact me today to see how you can simplify the entire process and buy with confidence by
letting me do the work for you. At Countryside Acreage, I provide all the county information and maps in
a pre‐assembled buyer’s package which you can then verify. In addition to easy financing, I also offer a
Money Back Guarantee to ensure you are happy with your purchase.
Regards,
Nathaniel Bruno


Appendix A: Land Use in Texas
County land use in Texas is very limited compared to the regulatory authority that many cities have. This
is because most cities can do anything unless the State specifically says they can't, while counties can
only do what the State specifically says they can. The State has not authorized counties to regulate to a
great
extent the areas outside of incorporated cities. There are two main modes of thought on this matter.
One side believes that areas outside of incorporated cities are rural in nature and should be subject to
no regulations other than those strictly related to health and safety. On the other side are those who
state that much of the state's residential growth is occurring outside of city limits, in areas that while
urban in character do not have the power to enact the refined development review standards that cities
do, resulting in haphazard development.
Texas is the only state in the U.S. that restricts large areas within its boundaries from being zoned or
effectively planned.
Land Use Controls Granted to All Texas Counties
Subdivision Review
 Section 232 of the Texas Local Gov't Code
 Requirement that counties review subdivision plats, except for exempt plats such as plats for
lots in excess of 10 acres, lots with frontage on existing roads, subdivisions created for veterans
under certain conditions and lands subdivided for agricultural uses
 Plat review process must be transparent
 Developers must adhere to county subdivision requirements, but also all related requirements
enforced by other state agencies (such as the Texas Commission on Environmental Quality) that
come with the platting process
Transportation
 Counties have some authority to regulate road construction standards through the platting
process
 Reasonable standards for roadway construction and drainage specifications to be set based
upon the amount and types of travel over the roads
 Creation of major thoroughfare plans in urban counties
 Counties may specify the allowable location of routes of the utilities within the right‐of‐way
(applies to electric, gas, telephone, telegraph, and other telecommunication lines)
 "The Airport Zoning Act" which permits counties to create land use districts in areas surrounding
public airports in order to reduce the amount of airport obstructions.

Housing
 Creation of specific standards for manufactured home rental communities which may specify
the infrastructure, road, and environmental protection requirements of such communities. Such
standards cannot exceed the standards imposed on non‐manufactured housing in the county.
 Subdivision review can be used as a way to encourage the development of certain types of
housing providing incentives for the development of affordable, energy efficient housing, for
example.
Water, Wastewater and Stormwater
 Counties may set and enforce specifications for the supply of water, the treatment of
wastewater and the handling of stormwater runoff.
 May regulate the design, location, and construction of on‐site sewage disposal systems.
 May require an engineer's certification that wells or other subsurface sources of drinking water
are adequate to serve the subdivision
Floodplain and other Environmental Controls
 Counties are required to regulate standards for flood management in accordance with the
standards set forth by the Federal Emergency Management Agency under the National Flood
Insurance Act.
 Counties may restrict development in land and regulate construction in flood plains.
 Habitat Conservation Plans which conserve the areas that are likely habitats for endangered
threatened or endangered species living within the county.
 Mitigation Banks require developers who are developing in land identified in the habitat
conservation plan to purchase habitat land elsewhere that is also identified as a likely habitat for
the protected species.
 Conservation Easements‐ counties contract with a developer to purchase easements that are
agreed not to be developed, subdivided or converted to a more intensive use.
Orderly, Healthful and Moral Development
 Sale of Alcohol ‐ Counties may prohibit the sale of alcohol by businesses within 300‐ 1,000 feet
of a church, school, or hospital.
 Wrecking and Salvage Yards‐ May require permits for operation specifying the location of such
yards. Not to be located within 50 feet of the right‐of‐way of a public road and must be
screened from surrounding uses.
 Solid Waste‐ counties may designate the areas suitable for solid waste disposal and may require
licenses governing the maintenance of solid waste facilities in areas outside of cities and their
ETJ's. Counties may regulate the ability to restrict dumping and other disposal of solid waste and
also to enter into contracts to manage solid waste in conjunction with other entities.
 Keeping of Wild Animals ‐ counties may regulate or prohibit the keeping of wild animals that
pose a threat top humans and livestock in unincorporated areas.

[email protected] | Phone: 512‐960‐4424 Page
www.countrysideacreage.com 10

Construction Codes
 A county may require specific inspections of new residential construction and the expansion of
existing units. (A county must adopt rules by resolution prior to enforcement)
Fire Protection
 Limited regulation only for counties with populations greater than 250, 000 or counties that are
adjacent to counties with a population greater than 250,000.
 Counties may adopt fire codes allowing them to pass building ordinances affecting the classes of
buildings that the fire code can cover.
[email protected] | Phone: 512‐960‐4424 Page
www.countrysideacreage.com 11

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