From the Desk of Holly Loff, Texas Farm & Ranch Real Estate Specialist
If you’re dreaming of owning a piece of the Texas countryside—whether it’s for raising cattle, growing crops, or just enjoying the wide open skies—I completely understand the excitement. I’ve helped many buyers navigate the process of finding their ideal farm or ranch property, and I specialize in this unique niche because I genuinely love the land, the lifestyle, and the people who are drawn to it.
But buying rural land in Texas is very different from buying a home in town. There are several important things to consider that can make or break your long-term success and enjoyment of the property. Here are a few tips I always share with my clients when we start the farm and ranch search.
1. Start with Your Why
Before we even look at properties, I ask my clients to clarify their vision. Are you planning a working cattle operation? Hoping to grow hay or crops? Wanting a recreational retreat with hunting and fishing? Your goals will help guide everything—from the type of land you need to the improvements and location that make sense.
2. Water is Everything
In Texas, water can be a deal breaker. We’ll talk about whether the property has wells, natural springs, creeks, or stock tanks—and whether those water sources are reliable and legally accessible. I also help buyers review water rights to make sure there are no surprises down the road.
3. Know Your Soil
If farming is on your radar, we’ll dig into the soil quality—literally. A soil test can tell you a lot about how well the land will perform for crops or pasture. Poor soil can be improved, but it’s important to know what you’re starting with.
4. Understand the Boundaries
I always recommend a current survey if one isn’t already available. It’s important to walk the land, check the fencing, and make sure there are no disputes or encroachments. Boundary clarity is essential, especially if you’re running livestock or leasing part of your land.
5. Look Closely at Existing Improvements
A property might come with barns, pens, corrals, or even equipment. Some are turnkey, while others need a little TLC—or a full overhaul. I help my clients assess whether the existing infrastructure will meet their goals, and what it might cost to improve.
6. Ask About Ag Exemptions
Agricultural exemptions can offer substantial property tax savings, but they do come with rules and responsibilities. I’ll help you verify the current status, what’s required to maintain it, and whether the property could also qualify for a wildlife exemption if that better fits your plan.
7. Don’t Forget Access and Utilities
Good road access is important—not just for you, but also for any equipment deliveries, livestock trailers, or guests. We’ll also check on utilities like power, water, and septic systems so you know exactly what’s in place and what might need to be added or upgraded.
8. Think About Recreation and Wildlife
For many buyers, hunting, fishing, or just enjoying nature is part of the appeal. If that’s on your wishlist, I’ll help you evaluate the property’s wildlife habitat, game presence, and any potential for a hunting lease or wildlife exemption.
9. Plan for the Future
Whether you’re buying your forever property or a short-term investment, I encourage my clients to think about long-term potential. Is there room to expand? Could you lease part of the land? Resell later? I’ll help you look at both the current value and the future possibilities.
10. Work with a Specialist
This kind of real estate isn’t just about land—it’s about lifestyle, operations, and making the numbers work. I’ve dedicated my career to helping folks find the right farm or ranch property in Texas, and I’d love to help you do the same.
Let’s Talk About Your Vision
If you’re considering purchasing a Texas farm or ranch, I’d be honored to guide you through the process. From water rights and fencing to tax exemptions and wildlife management, I’ll make sure you have all the information you need to make a confident and informed decision.
Ready to put boots on the ground? Let’s go find your perfect piece of Texas–contact me today!
— Holly Loff
Farm & Ranch Real Estate Specialist
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