First step, pay down student debt.

Second step.....find a career avenue to make a lot of money

I may be a bit late to the game, but IMO 2.5 hours is too far unless you are able to make regular overnight trips. You'll be shocked at the amount of work that goes into maintaining a place. Mine is a little more than an hour, and I am constantly hurrying both there and back to get the most basic stuff done. In fact, I'll be making a rushed trip this weekend to get stuff ready for dove hunting.

I know its a late response, but to Razorback how you live the next couple of years will either really set you up for life or have you playing catch up for the next several years. If you're like most students you're probably used to getting by with little money, try to stick as close to your student budget as you can for the first couple of years being out of school and really pay down debt and save as much as possible. Lenders like to lend money most to people who don't need it. You're a lot more likely to get approved and get better rates ithe more you have in liquid savings

I have not read all the posts here so this may have been answered already. Apologizes if this was already addressed. I am looking to buy some land and do not need financing. I'll be paying cash. Does anyone know of a good lawyer that does not charge a fortune to go over the closing documents for me? The property will be in Delta County and is less than 60 acres. This is my first land purchase so any advice is welcome.

Thanks in advance

Steve - the title company you use for the transaction will have a lawyer on staff. They will gladly go through the documents with you prior to closing, and should not charge a fortune. Explain to them that this is your first land purchase and they will help you out!

The fee attorney at the title company is not YOUR attorney. If you have questions/issues or just want someone to look through the contract vs the closing documents, you should retain a real estate lawyer that is working for you. The fee atty will explain what documents you are signing but he/she will not determine if the documents are drawn as they should be. I don't know anyone in that area but maybe someone will chime in. Did you have a broker on your side of the transaction involved?

I agree

I’m sorry but this is incorrect. Texas state law forbids attorneys working at title companies from giving legal advice. Their sole purpose is to review the internal documents for their employer, the title company.

Jetdad is 100% correct.

...unless something changed in the last three years since I retired.

I agree.

Either you guys have more information that what was originally asked or I missed something. I stand by my statement that the title company will gladly go over the documents with you prior to closing.

Most likely a difference in the definition of " go over the documents ".

Just about anyone can read & understand the basics of the document(s) they're asked to sign.
A simple what is this for, what do these words or this paragraph mean, sure the TC attorney will answer.

To go over the documents and get an actual legal opinion on any or all documentation with the buyers best interests as #1 priority, you need your own attorney.
These folks do it all day every day, you'd be surprised how much a decent 'buyers' attorney can catch and how many transactions take place & are recorded with defects and things that do effect the buyer.

The title company attorneys are impartial. It's that simple. They cannot be there for the buyer and the seller at the same time. As Rustler said, explaining the documents is one thing. Conveying intentions from the negotiations, contract and closing docs is a different matter. If you have never done this before, you should get some guidance. It shouldn't be that expensive.

One side note. Delta county is very sparsely populated. There's a good chance the seller and the title company attorney have some kind of connection. Be it friend, distant relative or whatever. Not trying to offend anyone but it does happen.

Thanks everyone. I do want to get an attorney that represents me and can validate all documents. I asked my Legal Plan that I participate in and they do not cover non primary resident closings so I will have to look for a real-estate attorney on the Internet. If you have a lead for me please PM me.

Thanks,
Steve

I don't know what part of the state you are in - I am an Ag Lender for AgTexas Farm Credit. This type of financing is what we do and in my opinion nobody can compete with our products, rates, patronage, - this is what we do - I would encourage you to reach out if you are still looking.

Steve said he was paying cash...not financing....

Its hard to get the 3 %' ers to pay attention...

Nearly 11 years ago, and 1 wife ago, I posted this post originally. So I wanted to check in and say in 2017 I purchased 100 acres. Have it 1/2 paid off now. Planning on building a house there as soon as the land is paid off.

Will say it is the best investment I’ve ever made. In just over 3 years I have had a well drilled (now have 2), brought in electricity, put my own septic in, have a dozen cattle and purchased an rv to stay in when we want.

If anyone has questions please feel free to contact me

Also, through my land I found a second business selling solar water well pumps! If anyone needs one let me know

Congrats Hunter_Man, that’s really impressive!

I read over this thread twice now and am surprised at the amount of info it contains. I think I’ve come to a point where I’m going to start saving/planning for a purchase of some land to hunt and enjoy. Of course that means finding more ways to save and make additional money.

Firesheriff, not sure. I have a wildlife exemption in Montague County but went to it and cancelled my Ag exemption at the same time. No cows to mess with or fences to worry about. When I did it, you could only do it when you were going to it from an Ag/grazing exemption. Without an exemption, I couldn't afford to own the place.

Here's what I did in 1983. I started calling realtors within a 100 mile radius of my home in Hurst. I told them about my desires and most weren't interested. Then I talked to one in Bowie. They had such a place. 133 acres of total junk that didn't even have a road through it. $400 an acre for 133.752 acres. Nobody else was interested in it because it was so heavily wooded/rocky that there was no way to get any production (grazing) off of it. I financed some of it with a Veterans Land Board loan. The sellers carried the rest. Then the sellers got into a divorce and needed $ so I cut a deal to pay them off. Then I went through a divorce but, due to the VLB loan in only my name, she couldn't touch it. Later, when I got over being dead broke from the divorce, I paid the whole thing off.

Over time, I had a road dozed that has now totally washed out and good for only a tractor or 4 wheeler. Then a camper trailer that I replaced with a white trash trailer house that I have remodeled and added electricity. Had a well dug. Then a 1 acre stock tank/pond that I stocked. Next was building a tractor shade and an old construction office trailer for storage. Next a shipping container for more of my junk and 4 wheelers.

It's taken years and still have to do "stuff" there just like I have to do at home. I still need to do more on the trailer house but it's mainly our home away from home.

My advise: Don't look for a square peg for a square hole. But, define your objectives. I'm not the smartest guy here but what I bought in 1983 for about $50,000 is now worth about $500,000 and, due to the exemption , taxes are negligible.

I would have spent more on deer leases.

This is some good info, thanks for posting 🙂

Hi All,

In the early stages of looking for land and have some questions was hoping yall might know.

We want a house of some type on the property, but if we find land we like with no type of home on the property whats the best option? mobile, modular, manufactured?

can that be finaced into the property or does it need to be separate? or if both are an option is one better?

Utilities, reading this has helped me understand that even if utilities are close doesnt mean they can be hooked into. How do you find out if you can?

if you cant how do you find out cost to get them?

can that be financed into the property or does it need to be separate?

I’d get liability insurance, minimally.

Helomech, you can get more than one exemption? I went through the VLB along time ago. Now paid off.