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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.
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.
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.
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.
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.
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!
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/
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.
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.
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.
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.
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.
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.
The boundaries of the land are not affected by subsidence on riparian tracts.
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.
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
Clearcutting is a forestry/logging technique in which all or most trees are cut down uniformly. Clearcutting is often viewed as a death sentence for serious hunters. Many hunters in the Southeastern U.S. lease land for hunting. Often, clubs and partnerships are formed to pool resources and manage properties. A large portion of the Southeast’s hunting land is owned by timberland companies or private owners who have made investments in the land to grow and sell trees. It will eventually come time to harvest timber from the hunting land. Clear-cut land is nature’s food plot. Clear-cut land is good for hunting, deer and investors. Clear-cuts are often overlooked by recreational land buyers.
Clear-cut land makes a great habitat for deer and is a useful tool in wildlife management. Deer love cutting overs because in the South, after six months, the property is completely restocked with thick, young growth. You don’t even have to spend a dime or lift a finger! If it is during the growing season, the soil will start to germinate. The stumps of hardwood trees and shrubs will begin to re-prout in a matter of days. Although they might not look great, clear cuts are essential for deer to thrive in many parts of the South.
This does three things for deer: 1) It puts food down where deer can access it; 2) it increases the protein level of the food available and 3) it provides sanctuary. Deer can have both nutritious food and bedding in one place. They do not have this luxury in mature hardwood stands. The plant communities that emerge from a clear-cut are more diverse and contain more protein than the mature forest. There won’t be as many mast-producing trees, such as mature oaks and beeches. There will be more food available than ever before, and it will be more nutritious. Mast is high in carbs but low in protein.
Clear cut property is difficult to hunt deer because of its thick vegetation. This is the reason it is a good sanctuary. This can be overcome by creating a network for stalking and shooting trails that are connected to strategically placed ladder stands/shooting homes (similar to the hub and spokes of a bicycle wheel).
Be flexible when hunting in a clear cut. If deer are scavenging a section of the cut, they may switch to the next day. A nearby section of timber could be cut to draw them over the next ridge. To ensure you are in a hot spot, take the time to examine their movement patterns and to monitor new droppings, tracks, and chewed branch tips. Clear cut forests are a blank canvas. A spray rig mounted to a 4-wheeler can transform a cleared property into a deer hunting paradise.
Clear-cut properties are usually more affordable because they are freed from the trees’ value. While it may be ugly for a time, an eager buyer with vision can transform the unsightly sight into something beautiful.
These tracts are usually cheaper since the trees have been removed. Clear-cut tracts are cheaper than those with trees. A land agent can help you understand why.
Clear-cutting land is best for you based on your goals and desires. Clear-cut land is great for hunting and investment in timber. It can be replanted in the pines you choose, wherever you like. Bring in a dozer to clear wide shooting lanes and make food plots. Double win! Clear-cut land is great for deer hunting and makes land investment sense.
Original Blog: https://www.landthink.com/clear-cut-land-natures-food-plot-and-good-investment-land/
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/
