Trusted McAllen BUYER Real Estate Agent
The Ultimate Guide to Buying Land
Buying dirt is different than buying a door. Use a 32-year professional framework to navigate irrigation rights, utility access, and zoning in the Rio Grande Valley.
It All Begins With Land!
There is an old saying: "They aren't making any more land." While that’s true, not all land is created equal—especially in South Texas.
Buying land in the RGV requires a different set of muscles than buying a suburban home. There is a difference in buying land to hold for appreciation and a lot in a subdivision ready to build on.
This page is for people with vision and money to invest. There is always risk involved. If you time it right, and get the location in front of a growth path, the rewards are there.
Whether you are looking for a small homesite in Sharyland or 20 acres of legacy ranch land in Hidalgo County, the "unseen" factors like water rights and local jurisdiction can make or break your investment.
This guide is your technical roadmap to ensure the dirt you buy is actually ready for the dreams you have.
The 3 Problems: Why Land Deals Fail
The "Utility Illusion"
Just because a piece of land is next to a paved road doesn't mean it has access to water, sewer, or power.
Bringing utilities just a few hundred feet can cost tens of thousands of dollars, turning a "bargain" into a financial nightmare.
The Irrigation & Mineral Rights Maze
In the RGV, "Water is Gold." Many buyers assume that buying the land means they own the water rights or the minerals beneath it.
Often, these have been severed decades ago, which can impact everything from farming to future development.
The ETJ & Zoning Trap
Land outside city limits often falls into an ETJ (Extraterritorial Jurisdiction).
Buyers often think "no city taxes" means "no rules," only to find out they are still subject to city platting requirements and development standards without city services.
helpful resources at your fingertips
The 6-Step Solution:
The Land Qualification Process
Step 1: Verify Legal Access & Easements
Never assume a visible dirt road is a legal access point. We provide contacts to verify the "Insurable Access." We also have contacts to check for utility easements that might run right through the middle of your intended build site.
Step 2: The "Utility Proximity" Audit
We find the contact for the local WSC (Water Supply Corporation) and electric co-op to find the nearest tap. Winning as a land buyer means knowing the "cost-to-connect" before you close.
Step 3: Irrigation & Water Rights Search
We help you to identify which irrigation district the land falls under and whether the "water rights" convey with the deed. This is critical for any land intended for agricultural use or large-scale landscaping.
Step 4: Soil & Drainage Analysis
South Texas has everything from "Sugar Sand" to "Black Gumbo" clay. We provide names to look at the USDA soil maps to determine if the land drains properly and what kind of foundation a future structure might require.
Step 5: Jurisdiction & Zoning Check
Is it in the City, the ETJ, or the County?
This dictates your building codes, your permit costs, and your future property tax trajectory.
I also have a personal secret way to subdivide land that saves you lots of time and money.
Step 6: The "Clean Title" Mineral Review
The title company performs a deep dive into the title commitment to see if there are any active oil/gas leases or severed mineral interests that could allow a third party to place equipment on your property.
Frequently Asked Buyer Questions
Your questions answered by richard
Find clear, honest answers to common question from Buyers provided by an experienced probate real estate professional.
I am a licensed Real Estate Agent in the State of Texas with 32 years of experience; however, I am not an attorney. This guide is for informational purposes and does not constitute legal advice. Please consult with a qualified probate attorney for legal matters.
What is an "Ag Exemption" and how do I keep it?
The Answer: An Agricultural Appraisal lowers your property taxes based on production. To keep it, you must prove the land is being used for qualified purposes (like grazing or crops). Buying land that already has this in place is a huge financial win. You may also read my Ag Wildlife Management Guide for more detailed exemption information.
Can I build a septic tank anywhere?
The Answer: No. You must have a "Perc Test" to see if the soil can handle a septic system. If the soil is too heavy (clay), you may need a more expensive aerobic system.
What does "ETJ" actually mean for me?
The Answer: It means the city has some control over how you subdivide the land, even if you don't live in the city. It’s the "buffer zone" for future city growth.
Do I need a survey if the fences are already there?
The Answer: Always. Fences are rarely on the actual property line. A modern survey is the only way to guarantee you are getting the exact acreage you are paying for.
Is "Raw Land" harder to finance than a home?
The Answer: Yes. Lenders usually require a higher down payment (20-50%) for unimproved land because it is considered a higher risk than a finished home.
What are "Mineral Rights"?
The Answer: These are the rights to the oil, gas, and other minerals below the surface. In Texas, the "Mineral Estate" is dominant over the "Surface Estate," meaning the mineral owner has the right to use the surface to get to their minerals.
Experienced Land Parcel Buyer Agent
Don't Buy Dirt Without a Plan.
Land is the most permanent investment you can make. Use my Land Buyer’s Due Diligence Checklist to verify utilities, rights, and access before you sign.
If you don’t know where to start, let’s have a private, no-pressure conversation about the paperwork, showings and the process
Explore More My Core Real Estate Services
Each Office is Independently Owned And Operated
3300 N McColl Rd
Suite P&Q
McAllen, Texas 78501
956-928-1155 - Office Tel
956-928-1422 - Office Fax
956-687-6278 - Broker's Tel
Dendea L Balli - Broker of Record
This Disclosure Is For YOU!!!
Texas Law requires license holders to provide the Information About Brokerage Services and the Consumer Protection Notice form to prospective clients.
Dendea L Balli is Broker of Record for Keller Williams Realty RGV.
Richard Womeldorf is a licensed Agent at Keller Williams Realty RGV
Licensed Since 1994 - TREC # 0474711
LIcensed Since 1994
Texas Licensed Real Estate Agent for
Keller Williams Realty RGV.
Offices in:
McAllen, Tx
Harlingen, Tx
Brownsville, Tx
South Padre Island, Tx
CONTACT ME
Frequently Asked Questions
Real Estate is a complex and ever changing business. One thing always stays the same and that is the person to person communication between you and your Agent. Fulfilling your goals starts with defining your perfect home and letting my 32+ years of experience find it for you.
CHECKLISTS
GUIDES
10 Steps to Home Ownership
The Hidden Costs Audit
Copyright 1994-2026 - All Rights Reserved
NOTHING May Be Copied Or Used From This Website Without The Expressed Written Permission From Richard Womeldorf
This website is for informational use only!
Disclaimer: Richard Womeldorf is a licensed real estate agent with Keller Williams Realty RGV in Texas (TREC License #474711).
The information provided on this website and in any downloadable guides or PDFs is for general informational and educational purposes only.
It has been gathered from publicly available sources and is based on my experience in the real estate industry.
However, nothing on this site or in any materials constitutes legal advice, accounting advice, tax advice, or any other form of professional advice.
A real estate license does not authorize me to practice law or provide legal opinions.
You should not rely on any information contained herein without first consulting a qualified attorney, accountant, tax professional, or other licensed expert who can advise you based on your specific situation and the laws applicable in your jurisdiction.
We disclaim all liability for any actions taken or not taken based on the content of this website or materials.
It is highly recommended to consult licensed professionals in your local area for opinions & advice before purchasing or selling real estate.
My posts are my personal opinions or experiences from my 30+ years as a licensed REALTOR®.
I am your Licensed Real Estate Professional and have lists that I can share with you for other licensed professionals in the industry.
You will most likely need some or all.
For Example: Surveyors, Engineers, Plumbers, Electricians, HVAC Repair, Carpenters, Contractors, Septic Tank Inspectors, ETC!
Please use the links below for further Web Disclosures and Disclaimers.