Why the First Year Matters
Most of what makes rural land cost less or work better is set in the first year: whether you keep a tax exemption, whether the property is insured properly, and whether small problems get caught before they become expensive ones. This isn't a replacement for the due diligence checklist you used before closing. It's what comes after.
The First 30 Days
- Confirm insurance is active and that you know what's covered and excluded. See Insuring Ranch Land and Rural Homes in Texas.
- Walk the boundaries with your survey. Locate the corners and note fence lines that don't follow them. See Land Surveys on Rural Texas Property and Fencing on Texas Rural Land.
- Check the well and septic. Note the well's depth and condition, and find the septic tank and drain field. See Water Wells in the Hill Country and Septic Systems on Rural Texas Land.
- Put utilities and your address in order, including the 911 address and clearly marked entry. See Electricity and Utilities on Rural Texas Land.
- Meet the neighbors. They know the roads, the water, and the history of the place better than any listing did.
The Deadline That Can Cost You Real Money: Your Tax Valuation
If the land had an agricultural or wildlife management valuation under the previous owner, it generally does not carry over to you automatically. Most appraisal districts require the application by April 30 of the tax year, and a new owner typically has to file their own. Late filing may be allowed in some situations, usually with a penalty, but the rules vary, so don't count on it. Ask your county appraisal district what they need from you, and confirm that your planned use qualifies. See Ag Exemptions in Blanco County, the Wildlife Management Exemption, and the FAQ on what happens to an ag exemption when you buy. A lapse can also lead to rollback taxes, covered here.
The First 90 Days
- Decide how you'll use the land, because use determines whether you qualify for an exemption and what you need to do to keep it.
- Assess brush, cedar, and fire risk. See Cedar Clearing: What It Costs and What It's Worth and Wildfire Preparedness on Hill Country Land.
- Inspect fences and gates, and decide what needs repair before animals, leases, or livestock are involved.
- Think through liability if anyone else will be on the property. See Hunting Leases on Texas Ranch Land.
A Season-by-Season Plan
- Winter: file your exemption application, finish brush work while it's cooler, and review insurance at renewal.
- Spring: inspect fences and the well after rains, and watch for erosion and low-water crossings. See Flood Plains on Hill Country Land.
- Summer: watch drought conditions, burn bans, and fire risk, and check water.
- Fall: plan hunting or lease arrangements before the season opens, and get ahead of the next year's repairs.
Track Your Costs From Day One
Keep records of what you spend on the land, including improvements, brush work, fencing, and surveys, and keep the closing documents together. Your CPA will need them, and they matter if you ever sell. For how holding costs fit into the larger picture, see Is Raw Land a Good Investment?
If You Plan to Build
If a homesite is part of your plan, the order you do site work in matters. See Building a Home on Raw Hill Country Land.