Preferred Properties of Texas

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

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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/

Keep Diversity In Mind When Searching For Land

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Many land buyers make the common mistake of not considering diversity when searching for land. A 500-acre hardwood bottom is what many buyers envision. While it is beautiful and could be a great investment, it doesn’t offer the variety necessary to make the property livable all year without major improvements. Land is not an investment that can be used only once. Buyers should look for properties that offer a variety of recreational and entertainment uses throughout the year.

Before a Certified Land Specialist begins walking properties, it is crucial for buyers to identify and prioritize the intended uses of a property. Buyers often get caught up in the property’s aesthetic appeal and forget to consider their needs and wants. Land is a long-term investment. It is best to not act on impulse or rush to make a purchase.

After you have identified your priorities and walked on the property, it’s time to review the property to ensure that the property meets your expectations. If you are interested in a large dove farm, how much land is available to allow for one? You may need to consult an outside consultant such as a forester, wildlife biologist or other expert to make these decisions and get a clear picture of how the property will fit your needs.

Hunting is still the most popular recreational land use. Each year, over 20 million Americans go outdoors to hunt. Most first-time land buyers don’t consider the potential hunting-based uses of a tract. While they know their favorite two or three types of game, they don’t realize the other game animals that can be used to fill in the gaps between seasons. One prime example is dove hunting. Dove hunting is a wonderful way to get out on your property and improve your wing-shooting skills. Dove hunting is a social hunting option that allows you to invite more people than you could with a turkey or deer hunt. Although dove fields may not be successful in every area, they can give landowners another way to enjoy their property. Trapping or predator hunting can be an exciting way to have fun while helping the game species on your property survive. There are many ways to hunt 365; it all depends on the land you have and who is hunting it.

Diversity of the tract is the key to a variety of hunting opportunities. A healthy balance of open and covered land is essential for a tract. The ideal balance of open and covered land is difficult to determine as buyers may have different hunting preferences. It is important to find property that is flexible, meaning it can grow many crops or timber as needed to meet your management goals. A soil map of the property is one way to find out. These are available at the National Resource Conservation Service office . They may be able help you determine the soil productivity of the tract.

Water is an essential natural resource. We depend on it for our survival. A property with a sufficient water supply may have many uses. The water source could be used by waterfowl as a wintering ground. This could make it an attractive hunting area.

A body of water can enhance the beauty and value of rural land. Landowners can also enjoy the opportunity to fish from their property, especially in the off-season. I evaluate the existing ponds and lakes on the land I am interested in buying when I look at it. I will verify that the property has access to a stream or river. High banks can make it difficult to get your boat into the water to fish the creek or river.

Water has many recreational benefits. It is vital to keep in mind that water is essential for wildlife to thrive on any piece of land. Make sure you understand the water situation before you buy a property. Sometimes water rights can be separated from the bundle rights that are included with a parcel, particularly in the west United States.

There are many activities that a property can support or offer. The landowner must be creative and enthusiastic enough to take part in these activities. Many landowners have begun to build sporting clay courses on their properties for the same reasons that dove hunting: to improve their shooting skills and have fun. While the courses vary in cost and style, all offer shooting practice and enjoyment. The same purpose is served by both archery and rifle ranges. They are great fun, especially in the summer when you get the desire to hunt.

Land is one of the most versatile and valuable investments a person can make. Only the land itself and the buyer’s imagination limit the number of possible uses for a parcel of land. Diversified properties will provide buyers with a lot of options. If you decide to sell your property, the tract’s diversity will increase its value. You can make a strong investment in rural America by focusing on your priorities and looking long-term.

 

Original Blog: https://www.landthink.com/maximize-your-investment-buy-a-diverse-property/

 

Boundary Changes and Property Rights When Water Moves

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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

Things to Look for in Homestead Land

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Buying land to build a homestead can help you achieve your goal of self-sufficiency.

Homesteading, also called hobby farming, is not a new concept. It is seeing a revival due to growing interest in self-reliant rural lifestyles. While you can grow a productive edible gardening garden on most properties, even in the suburbs, a true homestead requires substantial acreage. You should also do extensive research to ensure the land is suitable for your needs.

It can be very rewarding to start your own homestead. It is important to plan carefully, especially for the land you purchase.

There are a few factors that will determine how much land you need to build a homestead. You can read more in the next section. However, the most important factor to consider when searching for land is available acreage. This should be realistic to meet your hobby farming goals.

Access to water is not a requirement for your land. However, if it’s located in rural areas, it may not. It does have to have access to at least one reliable source for potable water, such a well. Although it is not necessary to have an additional source of water for fishing or swimming, it is an added bonus.

If you buy land with already-built structures, you may be able to get access to the road. If you are buying land that is not in use, you will need to consider your access options. This includes road frontage options as well as cost and maintenance.

It is important to know what kind of soil your have. You may need to get soil testing done before you invest. This will ensure that you have the right type of soil for your project.

Pay attention to the CCRs (Covenants Conditions and Restrictions) and zoning regulations for the property that you are interested in. You may be limited in certain areas even in rural areas. It is important to understand these limitations before you make any decisions.

Your family size and the amount of food you plan to grow will determine the ideal size for your homestead. A small family may only need two acres if it is well managed. Larger families and larger homesteads will require more. A good rule of thumb is to have one acre per person. This includes enough space for animals, trees and any other items you want to keep on your property.

If your looking to buy land contact our office and speak to one of knowledgeable agents.

Preferred Properties of Texas is here for all your Real Estate needs!

Original Blog: https://www.landhub.com/land-news/how-to-pick-good-land-for-a-homestead/

Better Price!! Awesome Property With Incredible Potential

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THIS COUNTRY PROPERTY IS ONE YOU DON’T WANT TO MISS!

Just right outside of Comanche, Tx you will find a lovely and well-maintained house that sits on an attractive 4+ acres. Relax and unwind on the covered front porch and enjoy the view. This property has an awesome multiple living areas with multi bedrooms. The home boasts over 3,500 sq ft with 3 bedrooms and 3 baths, a spacious living area, a dining room with a fireplace that provides warmth and style that opens up to large kitchen practically at the heart of the home. The bonus of this home is the large indoor entertainment rec room area that is directly attached to the main house; perfect space for friends and family to gather and enjoy each other’s company. Most of the bed & baths have been remodeled, a brand new hot water heater installed and the well and the operating components have been redone. Give Preferred Properties of Texas a call Today.  Hurry to make it yours!!!

WONDERFUL OPPORTUNITY TO MAKE IT INTO YOUR OWN!

 

Concerned If Rising Interest Rates Will Affect Land Prices?

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The last couple of years have been interesting in the land market. Low-interest rates and high buyer demand have created serious competition and made it more difficult for buyers to get a great deal. It is reasonable to ask how prices will change with record-breaking inflation, rising interest rates and a growing market for land.

We will only know what the future holds for prices. But, it’s possible to believe that rising interest rate may be a win-win situation for frustrated buyers.

In February, the Federal Reserve declared that it would raise interest rates multiple times this year. March saw the Federal Reserve announce a 25-basis point increase. This was the first federal interest rate increase since 2018.

These increases are in direct response to inflation. They are designed to help the economy recover by slowing down economic growth and decreasing consumer spending. The interest rates on everything, from auto loans to credit cards, are expected to continue rising. These rates will affect personal and mortgage loans, which could be used to finance land purchases.

Although we have enjoyed low interest rates for quite some time, if you are trying to purchase land, you will know that there is a downside to higher spending power.

Due to low interest rates and growing interest in land investment, there has been intense competition for properties. The REALTORS Land Market Survey shows that land prices increased by 6% between 2021 and 2021. This is second to single-family rental unit price growth. This is a steep incline, and not great news for land buyers without the capital to invest.

Higher interest rates could be a boon in this situation. Rising interest rates can help level the playing field and hopefully bring down prices by increasing borrowing costs to purchase land. Sellers don’t have the luxury of spending more money, so they can’t overvalue their property in the knowledge that someone will pay it. Higher interest rates will also help to reduce the likelihood of buyers driving price escalations or over-bidding.

While higher interest rates do not necessarily mean that you cannot afford to purchase land, they do indicate that you will need to be realistic about how much you can spend on it. Start your land search by determining how you will finance it. This includes where and how much you can borrow. Remember that interest rates are likely to rise through the end of 2022. So give yourself some leeway and don’t expect rates to stay high for too long.

If you have been on the market for a while and are having a difficult time because of high buyer demand, rising rates will help to bring things under control. If you are interested in seeing how prices react, wait a while and keep your eyes open for the perfect property with a great price.

 

Thinking of Selling your property, finding out its value is the place to start! Contact Preferred Properties of Texas and get a free evaluation.

 

Original blog: https://www.landhub.com/land-news/will-rising-interest-rates-affect-land-prices/?inf_contact_key=675bc58ad527699b5d8abbad233a50c9680f8914173f9191b1c0223e68310bb1

Preferred Properties of Texas

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