Texas Ranches: An Oasis of Peace

Recent world events remind us that having a bit of space between folks is a good idea. If you're interested in buying farm land in Texas, particularly ranch land on which to build, you can find low prices and wonderful tax breaks to reduce your out of pocket expenses. That being said, there are items to consider before you buy.

Access

What is the goal once you own this piece of ground? If you have kids, you'll want to be sure that the schools in the area will suit you. If you're interested in homeschooling, you'll need to make sure that your internet access is strong and stable. Finally, you'll want to make sure that a trip to the store for eggs and milk won't set you back half a day.

Easements

Carefully review the easements on your intended purchase and study the

• driving access limitations
• electric, water and gas line locations
• existing leases

For example, if you're building a hunting lodge, you'll still need water and sewer lines, or be able to get permits to sink a well and dig a lagoon or set a septic tank. Things get warm in Texas, so you'll want electrical access to keep your HVAC system up and running.

If there are streams, sloughs or other bodies of water on the property, carefully review that you'll still have driving rights in the event of flash flooding or heavy rains. If the existing creek overflows, can you still get to your house or lodge via a neighbor's drive? You will want that confirmation before you buy.

Finally, carefully review any existing leases or rights of way on the property. If you plan to hunt there, does someone else hold a lease on the ground to run cattle? You'll want to know that before you try to hunt on ground that cattle have left deposits on.

Study the Local Restrictions

Let's say you want to put a manufactured home on your lot to use as a vacation home for the winter. If local restrictions are unwilling to accept manufactured or mobile structures on the land you bought, your vacation home just got a lot more expensive.

If you buy an existing home as a winter retirement home and spend your summers in the north country, buying land in a restricted zone means you don't have to come home and find out your new neighbor has a pig barn or is raising 1,000 turkeys within smelling distance.

Take Your Time

Go to the trouble to get a survey, walk the ground and consider checking out the area on an ATV. If there are old hunting blinds on the property, will they become yours to deal with, tear down and build something safer? If the blinds are new, will you take possession of them when you buy?

Safety and security are a large consideration when you buy ground in a rural area. An ATV may be a good purchase; you can monitor your fence lines and check things out if you get heavy rains in the spring storms.

To that end, if you are planning to build a permanent home on your ground, carefully check the floodplain. The soil in many areas of Texas is heavy clay. If you pour your slab and build in a wet year, you may need to water your foundation to keep the concrete from drying damage. If you build in a dry year and there's a gully-washing rain, you may be flooded in or out.

Carefully check to make sure that your

• drainage is appropriate
• foundation will tolerate dry soil
• driveway is high enough or that you have an additional drive-in access
• water, power and electric are reliable

before you settle on a building site. Your residential ranch realtor can help you find out data on real estate trends and builders who know the area well.

Talk to the Pros

Find a local expert who knows the area. There may be deductions that you can take when you buy ranch property. For example, you may get a decent deduction on part of your loan interest. You may be able to deduct or depreciate your outbuildings and farming tools. Before you start building and gathering your gear for your new home in Texas, find out what you can deduct and get the tax breaks lined up so they can be accessed quickly; once you get started on your ranch life, you're going to be too busy to chase down tax breaks.

Your new Texas home is going to be loaded with peace, privacy and quiet. Revel in the beauty of a sunrise and a sunset with no traffic noise. Talk to the locals and learn the lessons offered by local farmers native to the area. Celebrate the bluebonnets in spring!