5 Things to Know Before Buying Raw Land in the Hill Country

A couple called me last spring. They had just closed on 40 acres east of Kerrville. Beautiful property. Great views, a nice building site, remote. And absolutely no way to get water to it without spending $80,000 they hadn't budgeted for. They thought they could tie into an existing water system. Instead they had to drill their own well. These are the kind of surprises no one wants to deal with. But they're real. Not all surprises are preventable, but having an experienced builder involved early can help eliminate most of them.

Sadly nobody told them ahead of time. Their Realtor didn't know. The seller didn't disclose it. By the time they decided to build, they were already locked in.

I've seen this play out more times than I can count. Buying raw land in the Hill Country is one of the most exciting things a person can do. It's also one of the easiest ways to step into a situation you weren't prepared for. Here's what I tell people before they write a check.

Water is not guaranteed

Talk to an experienced builder before you close. Builders generally have well drillers they've worked with who know where the water is in your area. They can help you make informed decisions about your purchase before you're committed. Knowing who to talk to goes a long way in the due diligence period and can save you tens of thousands in surprises. This is where I can help.

Septic isn't simple

Most rural properties are on septic. That's fine. But not every piece of land has soil that can support the system you need. A perc test (percolation test) tells you what's possible and what it will cost. Some land requires an engineered septic system that runs $20,000 or more.

This is not the place to guess.

You're going to need a road

If your property doesn't already have a built caliche road to where you want to build, you'll need one. Roads in the Hill Country aren't cheap. Rocky ground, grade changes, drainage crossings. Budget it early and build it right the first time. A road put in cheap will cost you more to fix later.

Power is further than you think

Running electric service to a remote property can mean paying the co-op to run new poles and lines from the nearest connection point. That distance can be half a mile or more. Some folks go solar instead. Neither is wrong. But you need to know your options and their costs before you finalize any plans.

County rules vary more than you expect

Gillespie County, Kerr County, Mason County, and Llano County all have different rules. What you can build, how close to a property line, what permits are required, and what inspections apply. Some counties are stricter than others. Some have no zoning at all. Know which rules apply to your property before you design anything.

The Hill Country is worth it. Just go in with your eyes open. I've helped a lot of people work through all of this. If you're looking at land and want a second opinion before you sign anything, give me a call. That's what I'm here for.