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Land Just Listed in Gordon, Tx!

May 18, 2023 by chorton Leave a Comment

Property located in the Palo Pinto Hills, just off I-20. This property has a cut stone quarry, primarily sandstone rocks. The 326-acre Palo Pinto Hills property in Texas is just minutes away from Gordon. This property sits among rolling hills with breathtaking views of the countryside. It is mainly wooded with hardwoods, pines and a mixture of both. The property is also home to several small creeks that run through it during wet conditions, which provide excellent habitats for wildlife. The property is ideal for many uses including camping, hunting, fishing and enjoying the quiet country life.

New Listing in Gordon, Tx!

For any real estate questions or information please contact us today!

Filed Under: Land for Sale Tagged With: investing, land, land for sale, land for sale in texas, Preferred Properties of Texas, real estate, selling, texas land

Land in Santo Texas – 5.3 Acres Just Listed!

May 8, 2023 by chorton Leave a Comment

You can have the home of your dreams on 5.3 acres within the Sierra Vista Subdivision. It is only a few miles from DFW, and offers all the advantages of country living.

Just Listed! Land in Santo Texas

 

Preferred Properties of Texas is here to help you find the right property to fit your needs.

Gives us a call today!

Filed Under: Land for Sale Tagged With: land, land for sale, land for sale in texas, Preferred Properties of Texas, real estate, texas land, texas ranch land for sale

Five Questions You Should Ask Before Hiring A Land Realtor

April 25, 2023 by chorton Leave a Comment

When buying land, it’s a great idea to work with a professional. No one has more knowledge or experience than a Accredited Land Consult (ALC), otherwise known as a land Realtor.

ALCs, unlike other real estate agents are land experts. They have taken a course load that is rigorous through the Realtor Land Institute’s Land University program. They can help you to navigate the process easily, and their support is crucial in getting the best property for the best price.

It’s important to choose an ALC who understands your communication style and goals. How do you find these people? Here are the five most important questions you should ask a Realtor, before beginning your land search.

1. What Kind of Land Deals Are You Specialized In?

Even experts have certain areas in which their expertise is more valuable than others. It’s important to know which land deals a Realtor is best suited to help with. This is especially true if your transaction requires a little extra expertise.

2. How well do you know the local zoning laws?

A good land Realtor will do extensive research to make sure that a property meets your requirements. The best land Realtor will have this information and be able to walk you through the guidelines and restrictions while you are searching and touring various land options.

3. Do you have any other specialists that you can refer me to?

Land buying is not an easy process. You may need to hire a lawyer and an inspector in addition to other specialists, such as a soil tester, engineer, contractor, etc. It is best to work with someone who has a list of trusted names.

4. What is the level of involvement I can expect?

A land Realtor, who is worth his salt, will do more than just send over carefully curated land listings. This means that comprehensive support includes hands-on assistance with every aspect of buying land, such as financing, planning and transaction paperwork. You can also use this question to learn more about the communication style of your Realtor, and how responsive they will be on a daily basis.

5. What is your fee structure?

You may have to pay additional fees for the services that your ALC provides. Find out upfront what the cost will be to avoid any unpleasant surprises. While you might end up paying more for a land Realtor to represent you than a regular real estate agent it will almost always be worth it.

Are you ready to find the land Realtor, who checks all of the boxes? Our agents at Preferred Properties of Texas are here to help!

 

Original Blog: https://www.landhub.com/land-news/5-questions-to-ask-before-hiring-a-land-realtor/?inf_contact_key=5f3ff557e651ed852c64735d5a497097680f8914173f9191b1c0223e68310bb1

Filed Under: Blog, Land for Sale, Real Estate Advice Tagged With: advice, Blog, land, land for sale, land for sale in texas, Preferred Properties of Texas, real estate, real estate advice, real estate tips, realtor, texas land, texas ranch land for sale, tips

What is the average time it takes to close on land?

April 13, 2023 by chorton Leave a Comment

 

Before you can take possession of the property, there are many things that go into buying land. While accepting your offer is a major hurdle, closing the deal is the real step.

Like closing on other types real estate, closing on land is a process that requires clear steps and requirements. How long does it take from accepting an offer to closing? This article will tell you everything you need to know about closing land deals. It also includes how long it takes to get your keys.

Average length of land closing

If everything goes according to plan, your land purchase will close within 30 to 90 days after you accept an offer .

Pre-negotiated negotiations with the seller (such a for a shorter or longer closing period) and any snags along the way with financing or inspections are all variables that can affect the length of your closing time. The closing period can also be affected if you are paying cash or taking out a loan.

Steps to Closing Land Purchases

Traditional land sales go through several steps, starting with the offer to purchase and ending with your formal ownership.

These include:

  • Examination and title search
  • Surveys and property inspections
  • Bank financing
  • Final walk-throughs

This should be familiar to anyone who has ever bought land or brick-and-mortar properties. It’s quite common for land closings to be complicated. These are not issues you will encounter with commercial or residential properties. These issues can be handled by a good attorney and real estate agent. This will allow you to decide when it is worth continuing with the sale and when it’s better to back out.

How to Close Faster

Are you in a rush to close the deal? To move things along, there are some things you can do prior to and during closing.

  • Pre-approve for financing. Before you submit an offer for a piece or start your land search, make sure all your financial ducks are in order. This will eliminate some of the time-consuming steps in the closing process, and it will also guarantee that you can get the money that you need.
  • Cash is preferred. Pay cash for your land purchase if possible. This will allow you to avoid the financing part of closing and it may make the seller more open to negotiating on your closing time.
  • Request a shorter closing period. If you are looking to close quickly, it is worth asking for a shorter closing period. The seller may be just as eager for closing as you are, and will likely sell the property sooner than you suggest.

Remember that even if you have a faster closing, it is still important to allow enough time for title and land inspections. Do your research before closing to ensure you get a great deal.

 

 Original Blog:  https://www.landhub.com/land-news/how-long-does-it-take-to-close-on-land/?inf_contact_key=ca9d0afb2e6e1c9811a452c267d8e258680f8914173f9191b1c0223e68310bb1

Filed Under: Blog Tagged With: advice, Blog, land, land for sale, land for sale in texas, Preferred Properties of Texas, real estate advice, real estate tips, stephenville tx, texas land, tips

Understanding Different Types Of Access Is Crucial For Anyone Looking To Buy Land For Sale.

February 27, 2023 by chorton Leave a Comment

Property access is the right to use, occupy, or enter a parcel of land. This could include the right to drive, walk or access a road or any other structure on the property. The owner of the land can grant or restrict property access, depending on local laws and regulations.

A public road is one of the most popular ways to access vacant land. The government maintains public roads and they are usually open to the general public. Accessing vacant land via a public road has the advantage that they are generally maintained and offer reliable transportation for all types of vehicles.

A private road is another common way to access vacant land. Private roads are maintained and owned by individuals and organizations, such as an HOA. Access may be restricted for certain groups. Accessing vacant land via a private road has the advantage of offering more privacy and security. Public roads are not as well maintained as private roads. This can cause problems with transportation and maintenance.

An easement is another way to access vacant land. This is the one that scares many people. An easement, a legal agreement that gives the owner of the land permission to use a particular portion of another person’s property for a specified purpose, is called a “legal agreement”. You can use easements to gain access to land that is otherwise inaccessible. Accessing vacant land via an easement can be a cost-effective way to gain access to land that might otherwise be impossible or difficult.

A right-of-way agreement is another way to access vacant land. A right-of way easement is a particular type of easement. It is usually an appurtenant and runs alongside the land. However, all rights-of-way can be considered easements. A right-of way easement is a legal agreement giving the owner of the land permission to use a particular portion of another person’s property for transportation purposes. You can use rights-of-way to gain access to land that is otherwise inaccessible.

It’s important to mention that access can be made by other means than roads. These include boat, water and air access. Access by boat may be required for land located near water bodies such as rivers, lakes, or oceans. Access by air may be necessary for land in remote and difficult-to-reach places. Although these accesses can be more costly and difficult to establish, they may offer unique opportunities for land development and use.

It is considered landlocked if there is no access to the land. A landlocked property is one that does not have a right-of-way or legal easement to a public road. This means it cannot be reached without crossing other private property (trespassing). This can make it more difficult or impossible for land owners to use the land or develop it. It can also lower the property’s value. A local real estate lawyer can help you determine if easements are possible if you’re considering buying land. There are several steps to legal access to landlocked properties. It is wise to listen to their legal advice and stop trying to pursue a property. Access falls under three categories in general: public access (deeded access), undeeded access (undeeded access).

Public Access Property that touches a road maintained by the government is open to the public. You don’t need to cross any other property to reach yours if there’s public access.

A deeded access is a legally-established right-of-way, or easement, that has been specifically described and recorded within the deeds for a specific piece of land. This type of access is usually granted by the landowner and is considered a permanent, binding right.

Uneeded access refers to a right of way or easement that is not specifically described in the property records. This type of access can be based on long-standing usage, custom, or an implied agreement, but is not always a legal right. It may be harder to prove or enforce undeserving access in court.

Anyone looking to buy or develop land should be able to understand the different access. The easiest and most reliable way to access vacant land is via public roads. However, private roads, easements and rights-of-way, as well as alternative access methods such as boating or air access, are all viable options. This depends on the particular circumstances of the land.

A careful consideration of all access options can make it easier to purchase land.

 

Original Blog: https://www.landthink.com/everything-you-need-to-know-about-property-access-part-1/

Filed Under: Blog, Land for Sale, Ranches for Sale Tagged With: Blog, erath county, horse ranch, land, land for sale, land for sale in texas, Preferred Properties of Texas, ranch for sale, ranches for sale in texas, real estate, stephenville tx, texas land, texas ranch land for sale

Boundary Changes and Property Rights When Water Moves

October 17, 2022 by chorton Leave a Comment

Water has been a natural boundary for land throughout human history. Mexico and Texas fought for the Rio Grande River area. The Nueces River was eventually proclaimed the winner. The Mississippi River is part of the border of ten states. Exodus even mentions God telling Moses, “I will set your bounds from Red Sea to the sea of Philistines and from the desert to the river.” John O’Donohue, a poet, observed that a river is “carried by its own unfolding.” The same goes for ocean shorelines. These changes can be gradual or imperceptible. Sometimes they are sudden. These changes can affect property rights in real-estate.

Land that is bordered by water falls under one of the following categories. The term “riparian” refers to “belonging or related to the bank or stream”. A “riparian owner”, is someone whose land is bordered by a river. Similar to “riparian owner”, the term “littoral” refers to land that is bound by the shore of an ocean or sea.

Riparian Tracts

If the call in a deed is to an unnavigable stream or riparian tract, the boundary is the centre or “thread” thereof, unless the deed states otherwise. A description of a “meanderline” is not sufficient to show such intent, unless it is stated in the language of deed.

The State of Texas owns navigable streams. The boundary of a navigable stream/river is to the point at the shore, known as the “gradient border.” Grants affected by the 1929 “Small Bill” are not considered “gradient boundaries”. A navigable river has a minimum width of 30 feet, from the mouth to the mouth.

Riparian Tracts’ Boundaries are changing due to erosion, accretion and reliction

When the stream slowly and imperceptibly erodes the land, it is called erosion. Accretion occurs when solid material, such as sand or mud (alluvion), is deposited, adding to land. Riparian owners lose their land when the land is lost to erosion. The same applies to riparian owners who gain land as it grows through accretion.

When the water submerges, called “reliction” or “dereliction”, it permanently exposes previously submerged land. The riparian owner then gains the newly exposed land. The boundary is now in line with the water body.

A boundary is a body or water that is slowly and imperceptibly altered or shifted by erosion, reliction or accretion.

The navigability of a stream will determine the ownership of an island. It is the state’s property if the stream is navigable. Non-navigable streams have a continuation of ownership for the owners of the stream bed. If the middle stream thread crosses an island, the property line crosses the island as well.

These rules are applicable even if erosion, accretion or reliction has been caused by man. This rule does not apply to accretion that is caused by the owner of the riparian. An owner cannot artificially raise submerged land above the surface to claim his land. This exception is sometimes called the “landfill principle”. The riparian owner has the right to any accretion of or reliction if a dam is built upstream.

There are other exceptions to this rule. If the property description states that the boundary is an object required at a river, the landmark is the object. The stream does not move the boundary, but the boundary is fixed to it.

It is important that title does not change due to seasonal or temporary changes, nor the rising or falling of the stream. The change must be permanent.

Boundaries are not affected by Subsidence and Avulsion on Riparian Tracts

However, streams and rivers can sometimes change their course quickly. A river can change its course suddenly and perceptibly, removing or depositing soil in the process. This is known as “avulsion.” This means that the boundaries of the land are not affected by the river’s movement.

It depends on whether there is a gradual or imperceptible change. It can be gradual or imperceptible if a person notices that something is changing/moving from time to another. It is sudden and perceptible if it can be detected.

This rule is not absolute. The state owns the new bed if a navigable stream leaves the existing bed. The state does not own the riverbed created by the avulsion, but the island is the property of its original owner. All accretions to an island belong to its owner.

Subsidence is the term for sinking land. It has no effect on the boundaries of the earth, regardless of how gradual or sudden the change.

Littoral Tracts

A simplified definition of “shoreline” in relation to littoral tracts is the average daily high water level. The bed is not included in a call to the shoreline of a lake. Property that borders the Gulf of Mexico, bays or tidal water is typically owned by the littoral owner. Land seaward of the shoreline are covered by “navigable water” and the State of Texas.

Littoral Tracts’ Erosion and Accretion Change Boundaries

Like riparian owners and the risk of the shoreline moving over time, each owner is responsible.

The rule of thumb is that the owner gradually acquires or loses title, or imperceptibly adds to or takes from the shoreline. This means that if the shoreline moves inwardly, the littoral owners lose that land. If the shoreline moves to the seaward, the littoral owners’ property grows.

The property owner is responsible for proving that the property has accreted. The state assumes that the land is still in its title, unless it makes a showing. The landfill rule is applicable, as with accretion onto riparian tracts. The landowner may not build the land intentionally and claim the dry land as hers.

Subsidence on Littoral Tracts does not change Boundaries

The boundaries of the land are not affected by subsidence on riparian tracts.

Influence on Mineral Ownership

Most cases would not require litigation to determine the exact boundaries of land that borders streams and rivers.

Many of these laws are based on boundary disputes over mineral rights. Both the mineral estates and the surface are subject to the rules concerning erosion, subsidence, reliction, reliction and accretion.

Other matters not addressed

These rules apply to the land and minerals, but not the water. Other rules determine who owns the water. These rules also do not affect the public’s rights to access beaches or navigable waters.

 

Original Blog: https://www.recenter.tamu.edu/articles/tierra-grande/Moving-Water-2361

Filed Under: Blog Tagged With: erath county, land, land for sale, land rights, Preferred Properties of Texas, property rights, real estate, stephenville tx, texas land, texas ranch land for sale

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