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2114 Saunders Street Gatesville, TX 76528
$110,000
- 2 Bed
- 1 Bath
- 819 Sq Ft
- 0.1974 Acres
Listing Office: United Country H5 Auction
User Name
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2114 Saunders Street Gatesville, TX 76528
$110,000
- 2 Bed
- 1 Bath
- 819 Sq Ft
- 0.1974 Acres
Listing Office: United Country H5 Auction
User Name
Lorem Ipsum is simply dummy.
2114 Saunders Street Gatesville, TX 76528
$110,000
- 2 Bed
- 1 Bath
- 819 Sq Ft
- 0.1974 Acres
Listing Office: United Country H5 Auction
User Name
Lorem Ipsum is simply dummy.
2114 Saunders Street Gatesville, TX 76528
$110,000
- 2 Bed
- 1 Bath
- 819 Sq Ft
- 0.1974 Acres
Listing Office: United Country H5 Auction
User Name
Lorem Ipsum is simply dummy.
2114 Saunders Street Gatesville, TX 76528
$110,000
- 2 Bed
- 1 Bath
- 819 Sq Ft
- 0.1974 Acres
Listing Office: United Country H5 Auction
User Name
Lorem Ipsum is simply dummy.
2114 Saunders Street Gatesville, TX 76528
$110,000
- 2 Bed
- 1 Bath
- 819 Sq Ft
- 0.1974 Acres
Listing Office: United Country H5 Auction
User Name
Lorem Ipsum is simply dummy.
2114 Saunders Street Gatesville, TX 76528
$110,000
- 2 Bed
- 1 Bath
- 819 Sq Ft
- 0.1974 Acres
Listing Office: United Country H5 Auction
User Name
Lorem Ipsum is simply dummy.
2114 Saunders Street Gatesville, TX 76528
$110,000
- 2 Bed
- 1 Bath
- 819 Sq Ft
- 0.1974 Acres
Listing Office: United Country H5 Auction
User Name
Lorem Ipsum is simply dummy.
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Why Relationships Matter for Land and Commercial Real Estate Brokers: Building Bridges, Not Walls
By Shawn Massey, ALC I recently had the pleasure of moderating an online panel for the REALTORS® Land Institute (RLI)
The Sky Is Not Falling: Why the Land Market Feels Better Than It Sounds
If you were to gauge the future of the land market solely by scrolling through social media or tuning into
The Premier Rural Real Estate Marketplace
Lorem Ipsum is simply dummy text of the printing and typesetting industry. Lorem Ipsum has been the industry’s standard dummy text ever since the 1500s, when an unknown printer took a galley of type and scrambled it to make a type specimen book. It has survived not only five centuries, but also the leap into electronic typesetting, remaining essentially unchanged. Lorem Ipsum is simply dummy text of the printing and typesetting industry. Lorem Ipsum has been the industry’s standard dummy text ever since the 1500s, when an unknown printer took a galley of type and scrambled it to make a type specimen book. It has survived not only five centuries, but also the leap into electronic typesetting, remaining essentially unchanged.
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FAQ's
What does an Accredited Land Consultant (ALC) do, and why does it matter when buying or selling land?
An Accredited Land Consultant (ALC) is the highest professional designation in land brokerage, awarded by the REALTORS® Land Institute to agents who complete advanced coursework and document a high volume of land transactions. Land is fundamentally different from houses — value hinges on acreage, soil, water, access, minerals, and ag use, not square footage and finishes. Kim Hill holds the ALC designation and has specialized in Central Texas land and ranches since 2008, which means a property is priced and marketed on what actually drives rural value.
What is an agricultural valuation ("ag exemption") in Texas, and how does it lower property taxes?
A Texas “ag exemption” is not truly an exemption — it’s a special open-space valuation (1-d-1) that taxes qualifying land based on its agricultural productivity value rather than its market value, which can dramatically reduce the annual property tax bill. To qualify, the land generally must have a history of agricultural use (commonly five of the preceding seven years) and meet the local appraisal district’s intensity standards for grazing, hay, crops, or beekeeping. Because requirements are set county by county, always confirm the specifics with the county appraisal district before you buy or change how land is used.
What is a rollback tax, and how can it catch a land buyer off guard?
A rollback tax is triggered when land that has been receiving agricultural valuation is taken out of ag use — for example, when a buyer subdivides or develops it. The county recaptures the tax savings for the prior years (currently three years in Texas) plus interest, and the bill can be substantial. If you’re buying ag-valued land you don’t intend to keep in agriculture, factor a potential rollback into your numbers and ask the title company and appraisal district to spell out the exposure.
What's the difference between surface rights and mineral rights in Texas?
Texas is a “split estate” state, meaning the surface and the minerals beneath a property can be owned separately, and the mineral estate is legally dominant — a mineral owner can use the surface to access what’s below. Many rural Texas tracts have had some or all minerals severed by previous owners decades ago. Before closing, it’s worth ordering a mineral and title check so you know exactly what’s conveying, because “the land” and “what’s under the land” are not always the same purchase.
How do water rights work on Texas rural land?
In Texas, groundwater (what you pump from a well) generally follows the “rule of capture,” often regulated by a local groundwater conservation district, while surface water (rivers, streams, and most stock tanks fed by them) is owned by the state and may require a water-rights permit to use. For a ranch buyer this means a property’s real water security depends on aquifer, well depth and output, existing permits, and any creeks or tanks — not just acreage. Verifying water before you buy is one of the most important steps on any Texas ranch, and it’s a routine part of how Kim Hill vets rural listings.
Does the property have legal access, or could it be landlocked?
A surprising number of rural tracts have no recorded legal access and rely on a handshake or a neighbor’s goodwill, which can become a serious problem at resale or financing. Legal access usually comes from frontage on a public road or a properly recorded easement; an “easement by necessity” may exist but can require legal action to enforce. Always confirm recorded, deeded access during the option period before buying rural land.
What should I check about fences and boundaries before buying a ranch?
Existing fences in Texas frequently do not sit on the surveyed property line, and Texas fence law (open range versus a local stock law) determines who is responsible for keeping livestock in or out. A new boundary survey is strongly recommended on rural purchases because rural tracts are often described by metes and bounds rather than tidy platted lots. Knowing your true acreage, corners, and fence responsibilities up front prevents disputes later.
How is the carrying capacity of a ranch determined?
Carrying capacity is how many head of livestock land can sustainably support, usually expressed in animal units per acre, and it depends on rainfall, soil, forage type, and management. In much of Central Texas it can take anywhere from several acres to a dozen or more per animal unit, so raw acreage alone tells you little. A productivity-minded land broker reads the soils (via the NRCS Web Soil Survey), grass, and water together to give you a realistic picture rather than a sales pitch.
What's the difference between high-fence and low-fence hunting properties?
A high-fenced ranch (typically 8 feet) confines and lets owners manage a deer or exotic herd intensively, which can raise both the property’s value and its price, while a low-fence ranch relies on the area’s free-ranging wildlife. The right choice depends on whether you want a managed trophy operation or a more traditional hunting and recreational property. Either way, ask about prior wildlife management, harvest history, and any improvements like blinds, feeders, and food plots.
Can I keep the property tax break if I want a wildlife or recreational ranch instead of running cattle?
Yes — Texas allows a wildlife management valuation that lets land already under agricultural valuation keep its low tax basis while you manage for native species instead of farming or grazing. You commit to qualifying activities such as providing water, supplemental food, habitat control, or census counts, and file the proper paperwork with the appraisal district. This is popular with recreational and hunting-ranch buyers, and it’s an option Kim Hill regularly walks clients through.
What is a 1031 exchange, and can I use it for ranch or land investment?
A 1031 exchange (named for Section 1031 of the IRS code) lets an investor defer capital gains taxes by reinvesting the proceeds from selling one investment property into another “like-kind” property within strict deadlines — generally 45 days to identify and 180 days to close. Investment and ranch land qualifies, which makes 1031 exchanges a powerful tool for landowners trading up or repositioning. Kim Hill works alongside qualified intermediaries, CPAs, and 1031 companies to keep these transactions on schedule, but the rules are unforgiving, so professional coordination is essential.
How is financing for rural land and ranches different from a regular home mortgage?
Rural land and ranch financing typically comes through agricultural lenders such as Farm Credit institutions rather than conventional mortgage banks, and it usually requires a larger down payment with different terms than a home loan. Raw land, recreational tracts, and working ranches are each underwritten differently, and improvements like a home, barns, or irrigation affect the structure. Getting pre-qualified with a land-savvy lender early tells you your real buying power before you fall in love with a property.
Should I get a survey, and what do soil and floodplain maps tell me?
On rural property a current boundary survey confirms acreage and corners, while the NRCS soil survey and FEMA floodplain maps reveal what the land can actually do and where you can safely build. Soil type drives productivity, septic suitability, and pond-building potential; floodplain status affects insurance and construction. These checks are inexpensive relative to the purchase and routinely surface issues a casual drive-through never would.
What is an FSA farm number, and do I need one?
A Farm Service Agency (FSA) farm number is a USDA identifier that ties a parcel to its farm records and is required to participate in federal farm programs, disaster assistance, or certain cost-share and conservation programs. If you plan to farm, run livestock commercially, or apply for ag programs, registering with your local FSA office is an early step. It’s separate from your county ag valuation, though the two often go hand in hand.
What makes Central Texas a good place to buy land or a ranch right now?
Central Texas — including Coryell, Bell, McLennan, Hamilton, Bosque, Lampasas, and surrounding counties — offers a strong combination of productive grazing land, recreational and hunting tracts, water, and proximity to the growing Waco–Temple–Killeen corridor. That mix appeals to working ranchers, recreational buyers, investors, and families building a legacy property alike. Local knowledge matters enormously here because value can swing block to block on water, road frontage, and soil, which is exactly where a Gatesville-based ALC earns her keep.
How do you price farm and ranch land accurately?
Land is priced using comparable sales adjusted for the factors that drive rural value — acreage, location and road frontage, water, soil and forage productivity, improvements, minerals, ag valuation status, and access — rather than the price-per-square-foot logic used on houses. Because good land comps are scarce and often not public, accurate pricing depends on a broker who tracks the local rural market closely. Kim Hill Real Estate Group prepares a detailed broker price opinion and comparable analysis for every land listing.
How long does it take to sell rural land compared to a house?
Rural land and ranches typically take longer to sell than homes because the buyer pool is smaller and more specialized, and the right buyer may come from outside the immediate area. Pricing, professional marketing, and reach into the land-buyer audience matter more than they do for a tract home. Properly marketed and correctly priced land moves; overpriced or poorly presented land tends to sit.
What's the best time of year to list a ranch or land property?
Land often shows best in spring and early summer when grass is green, water is up, and the property photographs at its best, though motivated buyers shop year-round and hunting tracts draw strong interest heading into fall. The “right” timing also depends on your goals, the property type, and current market conditions. Capturing the land at its most appealing — the right light, the right season — is part of how Kim Hill markets every ranch.