Selling vacant land in Texas without a real estate agent can be relatively quick and easy.
Here are the 3 Things You’ll Need to Sell Your Texas Land on Your Own…
- A Purchase and Sale Agreement
- A Title Company
- Clear Title
You’ll first need a contract between you (the seller) and a buyer. This is called a Purchase and Sale Agreement.
If you want a full walkthrough of the selling process from start to finish, this guide on how to sell land by owner breaks down each step in plain English.
And, if you’d like to skip these steps all together, visit our sell land Texas page to get see what investors would pay for your Texas land today.
1. A Purchase and Sale Agreement
A Purchase and Sale Agreement is contract between you and the person or company that is buying your Texas land.
You can write the contract yourself. They don’t need to be very complicated.
Or, you can opt to use the Texas Real Estate Commission’s ‘Unimproved Property Contract.’
At it’s most basic form – a Purchase and Sale Agreement is like a “order form” for your Title Company.
The contract will tell the Title Company…
- What property is being sold
- Who is selling it
- Who is buying it
- How much the buyer is paying for it
- When the sale should be completed
As long as you have that basic information within your Purchase and Sale Agreement your Title Company will be able to prepare the real legal documents to sell Texas land.
Key takeaway: A simple Purchase and Sale Agreement gives your Texas title company everything it needs to prepare the legal documents and move the sale toward closing.
2. A Title Company
The next thing you’ll need to sell your Texas land is a Title Company.
Technically, you don’t have to hire a Title Company to handle the sale of your property but it is strongly recommended.
A Title Company will…
- Prepare all the legal documents for the sale of your land
- Ensure that the property is properly and legally transferred to the buyer
- Collect the buyer’s money on your behalf
- Ensure that you get the proceeds from the sale of your Texas land
- Act as a ‘middleman’ between you and the buyer
A Title Company will charge $800 – $1,800 or so depending on the complexity of the transaction.
Unlike other states, Texas allows licensed Title Company’s to handle real estate transactions.
In some states, real estate transactions have to be overseen by an attorney who tend to be more expensive than Title Companies.
Key takeaway: While not legally required, using a Texas title company dramatically reduces risk by handling documents, funds, and the legal transfer of ownership.
3. “Clear” Title
The term “clear title” is real estate lingo that means: “yes, the seller owns the property free and clear and can legally sell the property.”
It’s the Title Company’s job to determine if you have clear title to your Texas land.
Here are some common situations where a seller would not have clear title…
- The land was inherited
- One of the owners has passed
- One or both of the owners is divorced
- The Texas land does not have an easement or access
- The land was improperly subdivided
- The property was placed in or out of a trust
- The property has been in the family for generations
The Title Company will research the property’s ownership history and look for a ‘clear’ transfer of ownership to you.
If the Title Company finds an issue with your property’s title then you may have to complete a few extra steps to ‘clear up’ title.
Most title issues are due to the property being passed down through family members.
The good news is that Texas has relatively lax inheritance laws.
For instance, probate does not need to be performed for estates valuing less than $75,000. Read more about Texas inheritance laws here.
Key takeaway: Clear title confirms you have the legal right to sell your Texas land, and most issues can be identified and resolved with the help of a title company.
Tips for Selling Land in Texas
Selling land in Texas on your own is a straightforward process when you have the right tools and knowledge. Here’s some additional guidance to help you navigate the process smoothly and maximize your success.
Understand the Role of a Title Company
While hiring a Title Company isn’t legally required in Texas, it’s one of the most valuable steps you can take to ensure a smooth and hassle-free transaction. Title Companies not only act as neutral third parties but also offer additional services that protect both you and the buyer.
Benefits of Working with a Title Company:
- Title Insurance: Ensures the buyer against future claims to the property.
- Tax Verification: Confirms all property taxes have been paid and accounted for.
- Lien Checks: Identifies any outstanding liens that need resolution.
By engaging a Title Company early in the process, you avoid surprises and build buyer confidence.
Crafting a Strong Purchase and Sale Agreement
Your Purchase and Sale Agreement doesn’t need to be complex, but including additional details can make the transaction clearer for all parties involved. Consider adding:
- Closing Cost Details: Clarify who will cover Title Company fees and any property taxes due at closing.
- Survey Clauses: Note whether a new survey is required and, if so, who will bear the cost.
- Contingencies: Address conditions such as buyer financing or inspections, if applicable.
Pro Tip: Download and customize the Texas Real Estate Commission’s ‘Unimproved Property Contract’ for a professional and legally sound agreement.
Ensure Easement and Access Rights
In Texas, land without legal access (easements) can deter buyers and lower the property’s value. If your land doesn’t currently have access, consider taking these steps before listing it for sale:
- Work with Neighbors: Negotiate an access easement agreement with adjoining property owners.
- Check County Records: Ensure there’s no existing easement you’re unaware of.
- Hire a Surveyor: A surveyor can verify and document access, which reassures buyers.
Clearing Title Issues
If your property has been inherited or has unclear ownership, you may face delays during the sale process. Here’s how to address common title issues proactively:
- Affidavit of Heirship: If the land was inherited, this document can establish rightful ownership without formal probate.
- Divorce Settlement Records: Provide proof that the property was awarded to you in the divorce agreement.
- Trust Documentation: If the property is part of a trust, verify the trustee’s authority to sell.
Pro Tip: Reach out to your Title Company early to identify and resolve title concerns before listing your property.
Setting the Right Price
Determining the market value of your Texas land is crucial. Here’s how to approach pricing:
- Research Comparable Sales: Look for recently sold properties in your area with similar acreage, zoning, and amenities.
- Leverage Online Tools: Platforms like Zillow or County Assessor websites can provide insights into local land prices.
- Factor in Improvements: If your land has utilities, fencing, or other enhancements, adjust the price accordingly.
If you’re in a hurry to sell, consider pricing the land slightly below market value to attract cash buyers and investors.
Marketing Your Land
To attract buyers, you’ll need more than just a “For Sale” sign. Optimize your marketing efforts with these strategies:
- High-Quality Photos: Capture the land’s unique features with drone photography or professional images.
- Online Listings: List your property on platforms like LandWatch, Craigslist, and Facebook Marketplace.
- Detailed Descriptions: Highlight zoning, utilities, nearby amenities, and potential uses for the land.
Selling to Texas Land Investors
If you prefer a fast and hassle-free sale, Texas land investors can be a great option. Investors often:
- Purchase properties as-is, even if they lack clear title or access.
- Close quickly, often within two weeks.
- Handle the paperwork, including title searches and escrow management.
In exchange for convenience, investors typically buy at a discounted price.
