Buying land in the Texas Hill Country is exciting. Whether you want a few acres for a homesite or a working ranch, the views and the space are hard to resist. Land also comes with more homework than a house in town. Water, septic, taxes, access and boundaries all affect what you can do with a property and what it is worth. Here is what I walk my buyers through when they shop for land and ranches in Gillespie County.
Agricultural and Wildlife Valuation Basics
Many Hill Country properties carry what people call an "ag exemption." In Texas it is actually a special appraisal, often called 1-d-1 or open-space valuation. Qualifying land is taxed on its productive agricultural value instead of its market value, which can lower property taxes significantly.
- Current use matters. The land must be used principally for agriculture at the level of intensity that is typical for the area.
- History matters. Generally the land must have been in agricultural use for at least five of the preceding seven years.
- Wildlife management is an option. Land that already qualifies for ag valuation can move to wildlife management use. The owner must actively manage for native wildlife using at least three of seven approved practices.
- Changing use has a cost. If the land stops qualifying, the owner can owe a rollback tax. That is the difference between the taxes paid at the lower value and what would have been owed at market value for the previous three years.
The valuation does not automatically carry on just because you bought the land. You will need to keep the qualifying use going and file with the Gillespie Central Appraisal District as required. Before you buy, I check the current valuation status, and I recommend talking with the appraisal district and your tax advisor about your plans.
Water and Wells
Most rural properties in Gillespie County depend on a private water well. The Hill Country Underground Water Conservation District oversees groundwater in the county. New wells must be registered or permitted with the district, depending on how they will be used.
When a property has an existing well, I recommend asking for the well log, the depth, the age of the pump and any service records. A water quality test and a flow test are smart steps during your option period. If the land has no well, talk with local drillers and the district early so you understand what to expect.
Septic Systems and Permits
Outside city sewer service, homes use an on-site sewage facility, which most people call a septic system. In Gillespie County these are permitted through the county Sanitation Office. As of August 2025, the county requires a Development Permit Determination form from the County Engineer's office before a septic application can be approved.
For an existing home, I suggest a septic inspection and a look at the permit on file. Some systems are aerobic and need a maintenance contract. For raw land, soil conditions and the layout of the lot affect what type of system you can install and where your house can go.
Surveys and Boundaries
A survey shows exactly what you are buying: boundary lines, acreage, easements, fences, improvements and any encroachments. On land and ranch purchases a new survey from a registered professional land surveyor is often worth every penny. Fence lines in the Hill Country do not always follow the legal boundary.
The survey also matters if you plan to divide the land later. Gillespie County has adopted subdivision rules, including a 6-acre minimum lot size for subdivisions served by a well and septic system. If you have plans for future homesites, we need to know the rules before you buy.
Deed Restrictions and Easements
Many properties outside town are still governed by deed restrictions or an HOA. These can limit things like the number of homes, minimum square footage, livestock, short-term rentals and commercial use. Easements give others rights to cross or use part of the land for roads, utilities or pipelines. I always review the title commitment and restrictions with my buyers so there are no surprises after closing.
Access is part of this too. Make sure the property has legal access, whether it fronts a public road or relies on a recorded access easement. If you need a new driveway or culvert on a county road, the County Engineer's office issues right-of-way permits.
Owner Financing
Land can be harder to finance than a home, and owner financing comes up often in the Hill Country. In a seller-financed sale, the seller acts as the lender and the buyer makes payments under an agreed note. It can open doors for both sides. The terms need to be written carefully, including the down payment, interest rate, length, balloon payment and what happens on a default. I recommend that both buyer and seller work with a real estate attorney or the title company on the loan documents.
Ready to Find Your Land?
Land and ranch purchases reward careful planning, and I enjoy helping buyers think through every piece. I will help you ask the right questions about water, septic, taxes, access and restrictions so you can buy with confidence.
Contact me to talk about buying land or a ranch, or view my current listings.