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Out of curiosity??? #6465636 09/24/16 01:03 AM
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I bought 14 acres earlier this year. It has a creek and pond, the land is wooded and no rocks. It is a weird piece of land for central Texas. The only downfall is that the only access is through an easement between two other properties. So what I did was I went to the back side and found an acre and half attached to my land. Offered the guy 7k and now I have road access to 15.5 acres with electricity and soon to be water. My question is by buying the acre and a half did I improve the value of the 14 acres if I sell it as one piece of land? If so how much do you think by?


Re: Out of curiosity??? [Re: jsplinter] #6465658 09/24/16 01:27 AM
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How much road frontage and what type of road? An owned access/frontage to a property adds a lot of value, how much I can't tell you. You now have 2 ways to access the property also.


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Re: Out of curiosity??? [Re: jsplinter] #6465672 09/24/16 01:35 AM
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It's a paved road, I think it's about 300ft along the road in the front. From the looks of it at one point they had plans to make a subdivision with all the 1 1-2 tracts. Some guy bought them all and has slowly sold off the ins on my side of the road. That's why he gave it to my for 7k. Said he had no use for that one last tract over there


Re: Out of curiosity??? [Re: jsplinter] #6465674 09/24/16 01:36 AM
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Oh and the road in maintained by the county, they just redid half of it


Re: Out of curiosity??? [Re: jsplinter] #6465688 09/24/16 01:48 AM
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Do I need combine the two tracts to really get the value out of the 14? Also I would hire an appraiser but I have no intentions of selling it at this time. Just wondering, and who knows what will happen when I retire from the military in a couple years


Re: Out of curiosity??? [Re: jsplinter] #6465696 09/24/16 01:53 AM
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To me that is what I like for a property is very little road frontage, but to others they might not like it. It would add a lot of value to me with it be more secluded. Then add in water and electric on top of the road frontage. Not knowing what you paid for the 14 acres but you might have added a lot value on the whole investment. It is all about the right place and right location with property. Research what properties that size and location are selling far in your area. If you know a local real estate agent I would get his feedback on it over anything I say though. He is in the business.


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Re: Out of curiosity??? [Re: jsplinter] #6467052 09/25/16 04:49 AM
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It most did not hurt your investment. If and when you decide to sell for an upgrade you can point out the extra access you've added to the parcel. Beauty is in the eye of the beholder so for the right person the land is going to make perfect sense and the extra premium they pay for access is not going to be an issue. Keep us posted on what you've done on the land. This is something most of us on here are really interested in. Owning your own place is awesome.

Re: Out of curiosity??? [Re: jsplinter] #6467254 09/25/16 02:51 PM
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The small road frontage to me added a great deal of value, more than the 7K you paid for it. You asked for opinions and mine is that I will not even look at land that has the word, "easement" in the listing. Just way to many things that can go wrong down the line.


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Re: Out of curiosity??? [Re: jsplinter] #6467798 09/25/16 11:14 PM
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Will do Blazin. So far I have added a 22x36 shed on it and put no climb fence all around it. The fence was my priority because the previous owner had trouble with poachers. I got that up right away and hung no trespassing signs.


Re: Out of curiosity??? [Re: jsplinter] #6467814 09/25/16 11:22 PM
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Oh and we separated the two lands with the fence, we bought goats that are on the 1 and half right now and will move them to the back once deer season is over. They are great lawnmowers


Re: Out of curiosity??? [Re: jsplinter] #6468167 09/26/16 02:15 AM
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Originally Posted By: jsplinter
Oh and we separated the two lands with the fence, we bought goats that are on the 1 and half right now and will move them to the back once deer season is over. They are great lawnmowers


Good deal, I followed your purchase of this acreage from the beginning. Hope your getting some stuff show up at your feeders.

Re: Out of curiosity??? [Re: jsplinter] #6468355 09/26/16 05:54 AM
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We have lots of doe, one young spike that keeps coming up. One doe and her two fawns that live under the feeder, they are constantly there and we kick them up everytime we go out there.


Re: Out of curiosity??? [Re: jsplinter] #6468620 09/26/16 02:18 PM
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signs are easy to remove, be sure to paint the corners with purple paint. Are you financing either of the properties? if so, I would leave them platted separately.


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Re: Out of curiosity??? [Re: jsplinter] #6468707 09/26/16 03:08 PM
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I am financing the 14 acres


Re: Out of curiosity??? [Re: jsplinter] #6468743 09/26/16 03:25 PM
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If there are good metes and bounds descriptions of each tract just leave them as two separate tracts. The day you choose to sell if you do the legal description will describe them as two separate tracts. I don't see a reason to get a surveyor in there to get you new metes and bounds just to show it as one tract on paper.


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Re: Out of curiosity??? [Re: PMK] #6468823 09/26/16 04:10 PM
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Originally Posted By: PMK
Are you financing either of the properties? if so, I would leave them platted separately.


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Re: Out of curiosity??? [Re: jsplinter] #6468963 09/26/16 05:38 PM
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The reason I was thinking about making them one tract was if I ever do decide to sell it I didn't know if keeping it separate would keep the value down on the 14. The reason I was thinking this was because legally that tract only has the easement going to it. I don't think I will ever sell anyway.


Re: Out of curiosity??? [Re: jsplinter] #6469194 09/26/16 07:58 PM
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personally, I would worry about combining into one tract IF I ever decided to sell the entire thing ...


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Re: Out of curiosity??? [Re: jsplinter] #6469243 09/26/16 08:23 PM
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Originally Posted By: jsplinter
The reason I was thinking about making them one tract was if I ever do decide to sell it I didn't know if keeping it separate would keep the value down on the 14. The reason I was thinking this was because legally that tract only has the easement going to it. I don't think I will ever sell anyway.

Are there any deed restriction on either tract? The value is in the road easement frontage. So that value passes to the back tract if sold together IMO even if you keep them separate deeds. You can list them as one sale price together.


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Re: Out of curiosity??? [Re: jsplinter] #6469538 09/26/16 11:20 PM
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No there are no deed restrictions


Re: Out of curiosity??? [Re: jsplinter] #6493352 10/13/16 05:03 AM
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Based on what I read I think you greatly improved the value of your property. Water and electricity continue to get more expencive and restricted. This should not only make the property more valuable in the long term, but more enjoyable and functional for you now. Thank you for your service. God Bless

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