How Smart Buyers Evaluate Land Without Getting Burned

High level land buyers win by getting clear on function first, then running the same unemotional checks every time. If you do that, you avoid the expensive surprises that trap people who buy on vibes. The goal is simple: make sure the land can actually do what you want it to do before you write an offer.

Start with the purpose. Legacy property, off grid homestead, inflation hedge, recreational weekends, or a future build site all change what “good land” means. Then work through the location layers that can restrict you even when a listing says “unrestricted.” In Central Texas that includes city limits, county rules, ETJ boundaries, plat notes, state septic requirements, and private deed restrictions. Around Dripping Springs, Wimberley, Blanco, and Fredericksburg, I see buyers get blindsided by ETJ, water quality buffers, and deed restrictions on large acreage more often than they expect.

Next is a scorecard that forces reality: topography, soil and septic feasibility, water source, electric cost, and road access in every season. After that, you run a red flag checklist before closing. New survey, recorded access easements, flood zone review, and environmental risk checks matter. And do not skip title insurance. A bad chain of ownership can make land nearly unsellable.

If you want help building your scorecard for a specific Hill Country tract before you go under contract, start at https://chrispesek.com, email chris@drippingspringshometeam.com, or call 512-736-1703. Chris Pesek is a Texas Hill Country Realtor specializing in land, acreage, and custom homes. 383+ sales. Top 2 Percent Producer. 63 five-star reviews. Dripping Springs, Wimberley, Fredericksburg, Blanco, Johnson City, Austin, Hays County, Blanco County, Gillespie County