Buying a ranch in Texas is a major investment that offers a unique combination of lifestyle, land ownership, and income potential. Selecting the right property requires careful evaluation. Touring a ranch is your opportunity to get a firsthand look and ask the crucial questions to help you make an informed decision. Below is a checklist of topics to cover during your property visits.
1. What Are the Property’s Boundaries?
Clarify the exact size and boundaries of the property. Does the property include marked fences or natural features, such as creeks or tree lines? Ask if a recent survey has been completed and review it for accuracy.
2. What Is the Quality of the Land?
Texas ranches vary greatly in soil type and landscape. Ask about:
- The soil quality and whether it’s suitable for grazing, farming, or other uses.
- Vegetation on the property and its suitability for livestock or wildlife.
- Erosion concerns or areas sensitive to flooding.
3. What Are the Water Resources?
Water access is crucial for ranch operations, especially in Texas. Key questions include:
- Are there any natural water sources, such as rivers, creeks, or ponds, on the property?
- What is the status of water wells? How many are active, and what is their depth and capacity?
- Are there any irrigation systems in place?
- What water rights are included in the purchase?
4. What Is the State of the Fencing and Infrastructure?
Ranch infrastructure can significantly impact usability and costs. Examine and inquire about:
- Condition and maintenance of fencing around property boundaries and cross-fencing for livestock.
- Types and upkeep of buildings such as barns, equipment sheds, or homes.
- Road accessibility throughout the property, including trails or paths.
5. What Are the Property’s Utilities?
Ranch properties in rural areas may have limited utility options. Ask about:
- Availability of electricity, gas, and high-speed internet.
- The age and capacity of septic systems, if applicable.
- Any alternative energy sources, such as solar power.
6. What Are the Zoning Restrictions or Land Use Regulations?
Legal use of the ranch may vary depending on local and state regulations. Questions to consider:
- Are there zoning designations or deed restrictions that could limit allowable activities?
- Can the land be used for additional businesses like hunting lodges or vacation rentals?
- Will you need permits for constructing new structures or enhancing water access?
7. What Is the History of the Property?
Asking about past usage can help you understand current land conditions and potential issues:
- How has the property been used previously (cattle ranching, farming, hunting, recreation)?
- Are there any existing hunting leases or tenant agreements in place?
- Are there known environmental concerns, such as hazardous waste or restricted areas?
8. What Is the State of Wildlife and Hunting Resources?
For buyers interested in wildlife management or hunting, ask:
- What kinds of wildlife are present on the property, and in what numbers?
- Are there established feeding programs or wildlife management plans?
- Are hunting blinds, feeders, or other setups already included?
9. What Are the Taxes and Carrying Costs?
A ranch’s ownership costs go beyond the purchase price. Questions to raise include:
- What are the yearly property taxes, and is the property currently under an agricultural exemption to reduce taxes?
- How much are average annual maintenance costs, such as fencing repairs or brush clearing?
- Are there oil, gas, or mineral rights included with the property, and how could they impact potential income?
10. What Comes with the Sale?
Clarify what is included in the purchase. Some ranches come with additional resources, while others are sold “as is.” Ask:
- Does the sale include any livestock, equipment, or vehicles?
- Are there transferable hunting or agricultural leases?
- Will the seller provide additional documentation, such as soil reports, water tests, or property surveys?
Touring Tips
Partner with Phyllis Browning Company for Expert Guidance
When navigating the complexities of ranch buying, partnering with a knowledgeable real estate team makes all the difference. The Phyllis Browning Company brings years of expertise in Texas ranch properties, providing insights into land evaluation, zoning regulations, and potential red flags. Our experts can guide you through the process, ensuring you make well-informed decisions.
Take Detailed Notes and Photos
During your property tours, make it a point to document everything. Photos and notes provide a clear reference for comparing properties later. Capture features like fencing, access roads, and water sources to help identify what matters most to you.
Gather Local Insights
Don’t hesitate to ask neighbors or nearby ranchers for advice. Their knowledge about the area, water availability, or even local wildlife can provide valuable context and help you get a more complete picture of the property you’re considering.
With the Phyllis Browning Company's expertise and these best practices, you’ll be well-prepared to find the ranch that perfectly meets your needs. Reach out today to explore available ranch properties and connect with local experts!
