Most land horror stories trace back to the same four missing documents: a survey, a recorded plat, deeded access, and a title commitment. If a seller cannot produce all four, the price does not matter – you are not buying land, you are buying a future legal bill.
A current survey with staked corners means you can stand on the exact boundary of what you are paying for. A recorded plat means the county recognizes the tract as a legal parcel. Deeded access means your right to reach the property is written into the chain of title, not a handshake with a neighbor who can change his mind. And a title commitment from a Texas title company means a professional has searched the record and will insure what you are buying.
Closing matters just as much. A legitimate land sale in Texas closes at a title company with escrow, and you leave with a recorded warranty deed. Be careful with sellers pushing contract-for-deed arrangements where the deed stays in their name for years while you make payments.
At Bumpus Ranch & Residential we develop our own projects, so every tract we sell comes with the survey, the recorded plat, deeded access, and a title company closing as the default – not an upgrade. Ask us for the documents on any tract before you write anything.
