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Farm & ranch is not a line we added to the website — it is one of the three words on our door. AGandy & Co. sells raw land, build lots, small acreage and working ranches across ten Central Texas counties, out of an office at 111 Grange Street in Liberty Hill. Call or text (512) 589-9005.
Search land and acreage listings, or call and tell us what you are looking for — a good deal of the land that trades around here never makes it to a portal.
A house comes with a survey, a set of utilities and an inspector who will walk it for you. Land comes with none of that. These are the questions that actually decide whether a tract is worth what it is listed at, and the ones we get asked most often.
A tract carrying a 1-d-1 open-space agricultural valuation is taxed on what it produces rather than what it would sell for, which is often a very large difference. That valuation does not automatically survive a change of use. If you take land out of agricultural use, the rollback is the difference between the two figures for the previous three years, plus 5% interest — cut from five years and 7% by HB 1743, effective September 2019. Find out what a tract currently carries, and what your intended use does to it, before you sign. The county appraisal district is the place to confirm it.
Most acreage out here is on a well, and well performance varies enough across this part of Central Texas that the neighbor's well tells you very little about yours. Ask what the well produces, how deep it is, when it was last tested, and which groundwater conservation district the tract sits in — the district sets the permitting rules. If there is no well, budget for drilling one and treat that number as a range, not a quote.
No well and no city sewer means an on-site sewage facility, and the soil decides what kind. A site evaluation tells you whether you are installing a conventional system or a considerably more expensive aerobic one. That difference can be five figures.
Frontage on a road you can drive down is not the same thing as recorded legal access. Landlocked tracts and tracts reached by a handshake easement across a neighbor's property both exist around here, and both are financeable only with difficulty. The title commitment is where this shows up — read Schedule B.
Texas counties do not zone land the way cities do. Outside the city limits, what governs whether your neighbor can put a shop, a mobile home or a short-term rental next to you is the deed restrictions on the tract — or the absence of them. That cuts both ways: unrestricted land gives you freedom and gives everyone around you the same freedom.
Check the FEMA panel, ask what it costs to bring electric to the build site (distance from the nearest line is the whole answer), and find out whether there is a recent survey. An old survey on a tract that has been split or fenced by agreement is a dispute waiting to happen.
Worth knowing early, because it changes what you can shop for: lenders treat raw land as a different and riskier product than a house. Expect a larger down payment, a shorter term and a different set of lenders than the ones advertising mortgage rates — Farm Credit institutions and local banks do a lot of this business. If the tract carries an agricultural valuation and you intend to keep it, say so early; it affects both the tax picture and which lenders will look at it.
Land does not sell like a house and it should not be marketed like one. The buyer pool is smaller, more specific and often not local, comparable sales are thin enough that an automated estimate is close to meaningless, and the things that carry the price — water, access, fencing, ag status, road frontage, usable versus unusable acreage — are exactly the things a photo-led listing leaves out.
If you are thinking about selling a tract, ask us what it is worth and we will tell you what we are actually seeing on comparable ground.
Liberty Hill, Bertram, Burnet, Marble Falls, Llano, Georgetown, Leander, Lampasas, Salado and the Highland Lakes — across Llano, Blanco, Williamson, Burnet, Lampasas, Bell, Comal, Bastrop, Travis and McLennan counties.
You need one who has done it. The contract is a different form, the due diligence is different, the financing is different, and the things that kill a land deal — access, water, rollback exposure — are not things a purely residential practice runs into. We have agents who do this specifically.
It ranges from half-acre in-town lots to tracts in the hundreds of acres further west. What has changed most in the last few years is the middle: five to twenty acres within a reasonable drive of Liberty Hill has become a lot harder to find, because much of it has been platted into subdivisions.
If land carrying an agricultural valuation is taken out of agricultural use, the owner who changes the use owes the difference between the agricultural and market-value taxes for the previous three years, plus 5% interest. Confirm the specifics for any given tract with the county appraisal district.
Yes — across ten Central Texas counties, from Llano and Burnet through to Bell, Bastrop and McLennan.
Tell us the acreage, the county and what you want to do with it, and we will tell you what is available and what to watch out for on it. Call or text (512) 589-9005, email info@AGandyandCo.com, or send a note below.
General information about buying land in Texas, not legal or tax advice. Confirm valuation and rollback questions with the county appraisal district and title questions with your title company.
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