Gather records for a Texas land sale
Documents to locate; ask your closing provider which are needed for your parcel.
Swipe sideways to see every column.
| Record | Why it matters | Where to start |
|---|---|---|
| Recorded deed | Names owners and describes the property | County clerk records |
| Tax and appraisal records | Shows parcel account and possible special appraisal | County tax office and appraisal district |
| Survey, if available | Helps review boundaries and contract survey terms | Your records or prior closing file |
| Lease and easement documents | May affect use, possession, or access | Your files and title review |
What should a Texas seller verify first?
Match the legal description and owner names against the recorded deed. Ask a title company or Texas real-estate attorney about ownership gaps, liens, easements, and any recent inheritance. County appraisal records help identify the parcel but do not replace a title examination.
Confirm both legal and physical access. Also list known leases, utility arrangements, flood concerns, and restrictions. Say when something is unknown; a map is not a legal opinion.
Which sale route fits the land?
An agent listing may reach more buyers but brings commissions and a marketing period. Selling by owner means you handle the listing, inquiries, and negotiation. A direct offer may reduce that workload, but it does not test the full open market.
Get each offer in writing. Compare price, earnest money, survey duties, due-diligence period, closing date, and who pays each cost. Read the exit clauses before you celebrate the headline number.
Sources: Texas Real Estate Commission, Unimproved Property Contract
How do contracts, surveys, and title work in Texas?
The Texas Real Estate Commission publishes an Unimproved Property Contract. A form is not a substitute for choosing terms that fit your land, and some farm or ranch transactions need different documents. Ask a Texas attorney about legal questions.
A title company reviews recorded interests and coordinates its part of the closing. Discuss whether an existing survey is acceptable, whether a new one is needed, and what happens if title objections arise. Do not promise clear title or a particular use before those questions are checked.
Sources: Texas Comptroller, property tax system basics · Texas Real Estate Commission, Unimproved Property Contract
What tax and possession issues should you raise early?
Ask the county tax office for the current account, including any unpaid years. If the property has agricultural, timber, or wildlife special appraisal, ask the appraisal district about a possible change-of-use rollback. A sale by itself is not the same question as a later change in use.
If the land is leased, note what remains with the property, when possession transfers, and whether crops, hunting rights, or equipment are involved. Have the title company and your adviser review the terms before setting a closing date.
Sources: Texas Comptroller, paying property taxes · Texas Comptroller, agricultural and wildlife special appraisal
Frequently asked questions
Can I sell Texas land without an agent?
Yes, owners can market land themselves or consider a direct buyer. Use a written contract and qualified closing help; doing without an agent does not remove title or tax questions.
Do I need a survey to sell?
The contract and title review determine what survey evidence is needed. An existing survey may or may not be acceptable; ask the title company before promising it will work.
Does selling ag-appraised land trigger rollback taxes?
A sale alone should not be treated as proof of a change in use. Ask the appraisal district about the property’s classification, actual use, and any planned change.
Who pays Texas land closing costs?
The signed contract allocates many costs; do not assume a universal split. Ask for an itemized estimate before accepting an offer.
Sources and further reading
- Texas Comptroller, property tax system basics
- Texas Real Estate Commission, Unimproved Property Contract
- Texas Comptroller, paying property taxes
- Texas Comptroller, agricultural and wildlife special appraisal
General information only. Local rules and individual title or tax facts require a qualified professional.