This Isn’t a Standard Real Estate Contract
Buying land in Central Texas is a different kind of purchase.
You’re not just buying a house—you’re buying land, rights, potential income, and long-term control of something you can’t recreate.
And the contract reflects that.
The Texas Farm & Ranch Contract is designed specifically for rural property, and it covers things most buyers don’t think about—until they matter.
👉 If you want to follow along as you read this, you can review the full Texas Farm & Ranch Contract here: TREC Farm & Ranch Contract
What You’re Actually Buying
In this contract, the “Property” isn’t just land.
It includes:
- Land
- Improvements
- Accessories
- Crops
All of that conveys together unless something is specifically excluded.
That alone makes it very different from a typical residential deal.
Improvements: What Actually Stays
This is one of the most important sections—and one buyers often gloss over.
Farm & Ranch Improvements include:
- Windmills, tanks
- Barns, pens, corrals
- Fences, gates
- Sheds and outbuildings
Residential Improvements include:
- Homes and garages
- HVAC, plumbing, electrical
- Built-in appliances and fixtures
- Landscaping and outdoor features
If it’s permanently attached, it usually conveys.
But anything that isn’t clearly defined? That’s where confusion starts.
Farm & Ranch Accessories: The Gray Area
Accessories are where deals get fuzzy.
These can include:
- Hunting blinds and feeders
- Livestock feeders and troughs
- Irrigation systems
- Fuel tanks, pumps, pressure systems
- Portable buildings, gates, chutes
These items only convey if they’re selected or written into the contract.
If it’s not listed, don’t assume it’s staying.
Existing Crops
Most buyers don’t expect this:
By default, the seller has the right to harvest existing crops up until possession is delivered.
If the property is producing income—even something simple like hay—you need to know who gets that income and when it transfers.
Acreage Adjustments (This Can Change the Deal)
On land, the final price isn’t always fixed.
If the contract allows for it, the price can be adjusted based on what the survey shows:
- Less acreage → price goes down
- More acreage → price goes up
And if the difference is more than 10%, either party can terminate the contract.
On larger tracts, that’s not minor—that’s a completely different deal.
Leases: You May Not Be Starting Fresh
Land often comes with existing use.
That can include:
- Grazing leases
- Hunting leases
- Agricultural agreements
- Recreational, wind, or solar leases
If those leases aren’t delivered up front, the seller is required to provide them—and the buyer may have the right to terminate after reviewing them.
You’re not just buying land—you may be stepping into agreements already in place.
Minerals & Natural Resource Rights
In Texas, it’s very common for sellers to keep:
- Oil & gas rights
- Mineral rights
- Water rights
You can own the surface… and not control what’s below it.
That matters more than most buyers realize.
Survey: Know What You Actually Own
With land, the survey is everything.
It defines:
- Boundaries
- Acreage
- Encroachments
- Access
The contract lays out who provides it, who pays for it, and how it’s handled.
More importantly, it gives you a limited window to object to what it reveals.
Miss that window, and you’ve accepted it.
Deed Restrictions & Title Objections
This is where buyers get surprised.
The title commitment will show:
- Deed restrictions
- Easements
- Use limitations
You’ll have a defined period to review and object.
If you don’t:
You’re accepting those restrictions as-is.
If it affects how you plan to use the land—this is where you catch it.
Floodplains & Adverse Conditions
The seller is required to disclose what they know about conditions that could impact the property, including:
- Prior flooding with a material adverse effect
- Whether the property is in a floodplain
- Environmental issues or hazards
Floodplain doesn’t always kill a deal—but it can affect:
- Where you can build
- Insurance costs
- Long-term usability
And on larger tracts, partial floodplain is common. You just need to understand it.
Prorations & Rollback Taxes
At closing, taxes and certain costs are prorated between buyer and seller.
But the bigger issue is rollback taxes.
If the property has an ag or wildlife exemption and the use changes after closing:
- The county can recapture prior tax savings
- Plus penalties and interest
If that change is due to the buyer’s use → buyer pays
If it’s due to the seller’s prior use → seller pays
On larger properties, that’s not a small number.
Why This Matters
Most land deals don’t fall apart because of price.
They fall apart because:
- Something wasn’t reviewed
- Something wasn’t understood
- Or something in the contract was assumed
The Farm & Ranch contract doesn’t simplify land—it just puts everything in writing.
Final Thought
You can always improve a house.
You can remodel it, expand it, change it over time.
But you can’t change your land.
You can’t move it.
And you can’t recreate its location.
That’s why land and location are everything.
About Triple L Realty
Triple L Realty — Luxury • Lakefront • Land
Build Your Legacy Here
Triple L Realty specializes in land, ranches, luxury acreage estates, and development properties across Central Texas. Led by Josh Smith, Broker, and Marisa Smith, Realtor®, the team is known for structuring complex land transactions, maximizing value per acre, and guiding buyers through every stage of acquisition—from contract to closing.
They work with developers, investors, ranch buyers, and out-of-state clients to identify high-growth opportunities and secure the right property the right way.
📞 (512) 394-2659
🌐 TripleLRealty.com
Who you work with matters. Build your legacy here.
