PROPERTY TYPES WITHIN 100 MILES OF HOUSTON

Buying land in the country is a pretty wide ranging concept. Obviously it can be full time or part time and the country lifestyle depends a lot on the type of property you are interested in. Property types can range from a historic home in Fayetteville to a weekend retreat on some acreage outside of Navasota to a full scale ranching or farming operation near Schulenburg. There are a lot of property types and many variations of each. Additionally, property types and the neighborhoods in which they are located in constantly change. Let’s check out some of the ones that might work for you.

Single Family Home
Finding a great house in a quaint little community such as New Ulm, Round Top, Anderson, Moulton or Fayetteville to name just a few is a fairly inexpensive way to test the water and see how country living appeals to you and your family. You can rent it out on AirBnB if you are using it part time. One of the pluses of this type property is a generally good resale market. Homes with historical significance can be good investments and fun to live in but often need renovation and will certainly require maintenance and repair.

Rural Subdivisions
These neighborhoods are popular locations for retirement homes in the country . They feature smaller acreages with lots ranging from 5 to 15 acres and are generally situated close to urban amenities. This by far the most popular property type. Rural subdivisions vary widely and require careful thought. Carefully check out access, utilities, restrictions and any site improvements you might need to install. Look at the surrounding land uses on the other lots in the subdivision. Advantages to the buyer include having all or most site improvements already in place.

Second homes
Having a weekend getaways are always popular. This property type usually only requires small acreage (most counties require a minimum of 10 aces for agriculture exemptions) with room for a few horses or cattle. Ideally the improvements would include a modest home, barn, sheds, fencing, water well or, hopefully, community water and possibly a pond stocked with fish. This can be a great getaway for the family and gives you an excuse to have a pickup. Hunting is only a maybe. Paved road frontage is a plus but all weather county maintained roads are just fine. This type place will give you the potential for building a permanent residence later. Be aware of adjoining ownerships uses and size. There is always the possibility of over improving a smaller acreage. A good rule of thumb is a land to improvement value ratio of less than 50% for the improvements. A common buyer mistake is trying to save money on the land in order to have more to spend on the residence. A good rule is the more land, the better.

Country Estates
Upper income individuals are buying and developing impressive country estates often with equine or show cattle facilities. Vineyards are becoming popular particularly in Austin and Washington counties. Generally this property use will be 50 acres or more. A country estate would be a great neighbor.

Primary Residences
Living in the country with agricultural or wildlife exemptions allows avoidance of significant ad valorem taxes. Raise your family in a small town atmosphere. This is a property type similar to weekend retreat above. Location considerations would include school district and distance from a town with basic shopping and medical facilities. Consider at least 20 acres and up for 4H and FFA projects. School bus routes may be important. Availability of community water, electricity and internet service are important considerations. If you are building a new home, a septic system and propane tanks will be necessary. You might consider the cost of burying the electric lines on the property. Paved road frontage is a plus but all weather roads are fine and most counties keep them well maintained.

Recreational Properties
This category includes activities such as hunting, fishing and horseback riding and will probably require more land than other categories. 50 acres and up is desirable. The family will have fun with ATV four wheelers on the weekend. You may have to build a pond for fishing. Recreational properties don’t necessarily require a house and could work in a more remote location. Storage buildings and sheds are probably necessary. Check out electricity and water wells. Having to extend electricity is usually a deal killer. Flood plain doesn’t have to be a major consideration as long as there is some high elevation and future building sites. All weather roads (no pavement but good base) work just fine. Leasing the land to a tenant could result in a little income but mainly provides basis for an agriculture exemption. As time goes by there may be opportunity for subdividing depending upon the size.

Raw Acreage
Vacant land offers endless potential but also involves significant investment, planning and work. Think of it as a blank canvas with endless possibilities. Raw acreage is generally purchased as an investment for future development probably with the possibility of subdividing as population in the vicinity increases. Typically, raw acreage will be a larger property, 100 acres would be nice, and situated further from a city or town than more developed tracts. Generally, raw acreage can be purchased for less money per acre than other types of property. Before buying raw acreage, budget carefully the cost to install site improvements such as water wells, ponds, fencing, roads, brush clearing and many others. The value ratio of land to improvements should favor land significantly. Pay particular attention to electricity. If extending electrical service is required, research costs and make sure access for lines across neighboring properties is available. An interim use for raw acreage will generally be leasing for farm and ranch use to a tenant. Make sure there is an exemption in place before buying.

Transitional (Interim) Land
Interim use is typically investment land in contrast to lifestyle uses and is usually located nearer rather than further from a town or city. Generally it is being used less intensively than it could be. These interim uses could represent an opportunity to buy for resale. Very generally speaking, land use is situated along a continuum. Property closer to a city or town is often smaller in size and usually has considerable site improvements. On the other hand, land located more remotely is usually characterized by larger size and fewer site improvements. Timing is important and caution should be exercised before adding site improvements too soon.

Summary
There are a lot of reasons why you might want to buy some rural land within 100 miles of Houston; weekend retreat, country lifestyle, beautiful terrain, neat things to see and do, proximity to Houston and potential for increase in value just to name a few. On the other hand, proper due diligence is essential. Having a land broker helping out is a big plus. Land uses change rapidly when influenced by proximity to Houston.

Let us hear from you
If you are considering buying rural land near Houston we would be more than happy to visit with you. Having your own buyer representative will save you significant time and frustration. We have years of experience in rural property. If you already live in the countryside near Houston, we would like to hear about your experience either pro or con.

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Allen Realty Advisors represents buyers and sellers of fine quality rural land near Houston. We specialize in weekend retreats, country estates, farms and ranches, recreational property and investment land. Our market area is generally within 100 miles (two hours) of Houston.