Buying Acreage in Caddo Mills: A Practical Checklist

Looking at acreage in Caddo Mills and feeling unsure what to check first? Buying land is exciting, but the details can be very different from buying a house in town. With the right due diligence, you can protect your plans and your budget. This practical checklist walks you through access, utilities, wells, septic, title, minerals, financing, and permits specific to Hunt County and the Dallas, Plano, and Irving market area. Let’s dive in.

Start with location and access

City limits, ETJ, or county

First, confirm if the property sits inside the City of Caddo Mills, in the city’s extraterritorial jurisdiction, or in unincorporated Hunt County. Rules for zoning, building permits, utility hookups, and taxes can differ by jurisdiction. Contact the relevant city or county offices before you rely on assumptions.

Confirm legal and physical access

Do not rely on a driveway used by past owners if it is not recorded. Order a current boundary survey and a preliminary title report that clearly show a deeded right-of-way or recorded easement. If access is only by historical use, treat it as a red flag and resolve it before moving forward.

Title, minerals, and restrictions

Title report and current survey

Request a preliminary title report early and review it for easements, liens, deed restrictions, and judgments. Insist on a current survey that confirms boundaries, acreage, encroachments, and access. Ask the title company to note exceptions clearly so you can negotiate cures during the option period.

Mineral rights and oil or gas activity

In Texas, mineral rights are often separate from surface rights. Ask whether minerals convey and whether oil or gas leases exist. Check public records for wells, permits, and pipelines so you understand possible surface use and easements.

CC&Rs and any HOA

If the land is in a subdivision, request recorded covenants, conditions, and restrictions along with any HOA documents. Restrictions can limit livestock, fencing, RVs, outbuildings, and home placements. Read them before you plan improvements.

Utilities, water, and wastewater

Water source and wells

Many rural parcels rely on private wells. Ask for well logs and any water quality tests, including coliform and nitrates. If a new well is needed, speak with licensed drillers about typical depths and yields in Hunt County and confirm any shared well agreements and easements.

Septic suitability and permits

If the property is not on city sewer, you will need an on-site sewage system. Order a soil and percolation evaluation to confirm septic feasibility and size. Permitting is handled by the city for in-town parcels or by the county for unincorporated land. Get clarity on approvals before your contingency period ends.

Electricity, gas, and broadband

Confirm the electric provider and the distance to the nearest service lines. Ask for estimates on line extensions and meter sets because rural extensions can be costly. Natural gas is not always available on acreage, so plan for propane. Broadband availability varies by location, so verify providers and speeds by address.

Everyday services

Ask about trash pickup options, mailbox location, and fire and EMS coverage. Check school district boundaries if that matters to your move timeline. These details affect both daily life and insurance needs.

Environmental and site conditions

Floodplain, drainage, and elevation

Use current flood maps to see if any part of the property or your planned building site is in a mapped floodplain or floodway. If so, plan for elevation requirements and flood insurance. Walk the land after rain, look for low spots, and note seasonal drainage channels.

Soils, slopes, and foundation planning

Order a soil evaluation or perc test to confirm septic suitability. Soil type and slope also influence foundation design and earthwork costs. Budget for grading or culverts if access crosses drainage areas.

Trees, ponds, and wetlands

North Texas acreage often includes hardwoods, creeks, or stock ponds. Identify any areas that could be classified as wetlands or near regulated water. Large tree removal and pond repairs can add to development costs, so inspect carefully.

Pipelines and recorded easements

Search records for pipelines, injection wells, or other easements that limit where you can build. Make sure the survey shows all recorded easements and that you understand the operator’s rights.

Financing and timeline

Loan types for acreage

Lenders treat land differently than a typical suburban home. If you are buying a home on acreage, conventional or government-backed options may work when the dwelling meets standards. For raw or lightly improved land, plan for a land loan with a higher down payment and shorter terms. Get pre-approved with a lender experienced in North Texas acreage early.

Typical steps and timing

Expect a longer due diligence period for land to allow for surveys, soil tests, well and septic inspections, and environmental screens if needed. Many buyers negotiate 30 to 45 days for contingencies, then proceed to closing once title issues are cured and financing is clear. Schedule tests and inspections as soon as your offer is accepted to stay on track.

Cost planning before you buy

• Survey: varies by acreage and complexity. Get local quotes.
• Soil and perc tests and septic permits: varies by site and system type.
• Well inspection, repairs, or drilling: highly variable by depth and yield.
• Utility extensions, meter sets, propane tank, and trenching: request written estimates.
• Driveway, culverts, clearing, and grading: depends on access and topography.
• Insurance for wind, hail, flood, and fire: get quotes early if in a risk zone.
• Property taxes and potential agricultural appraisal: confirm eligibility and deadlines with the appraisal district.

Your practical checklist

Before you make an offer

• Drive the property at different times and note access, drainage, and neighboring uses.
• Confirm jurisdiction: city limits, ETJ, or unincorporated county.
• Ask the seller for the survey, deed, tax statements, well logs and water tests, septic permits, any CC&Rs, and disclosures.
• Run a preliminary title search for easements, liens, mineral reservations, and restrictions.
• Call utility providers about availability, connection points, and extension costs.

During the contingency period

• Order a current boundary or ALTA survey to confirm acreage and access.
• Schedule soil and perc testing and a septic feasibility review.
• Inspect the well and test water quality. Review well logs.
• Check current flood maps and order an elevation certificate if needed.
• Search records for oil and gas leases and pipelines.
• Consider a Phase I environmental screen if there are nearby agricultural or industrial uses.
• Get written quotes for utilities, driveway or culverts, access improvements, and clearing.
• Confirm financing with lenders who regularly underwrite acreage in Hunt County.

Before closing

• Resolve title exceptions or negotiate seller cures for issues that affect access or use.

• Record any needed access or utility easements.

• Verify required city or county permits are in place or understand your responsibilities post-closing.

• Obtain title insurance and confirm mineral exceptions are documented.

• Review property tax status and any prorations or exemptions.

Local resources to contact

• City of Caddo Mills Planning and Inspections
• Hunt County Clerk
• Hunt County Appraisal District
• Hunt County Permitting and Development Services
• FEMA flood mapping resources
• Railroad Commission of Texas
• Texas Commission on Environmental Quality
• Texas Water Development Board
• Texas A&M AgriLife Extension and USDA NRCS
• Texas Parks and Wildlife
• Local electric cooperative or utility provider and broadband companies
• USDA Rural Development
• Licensed local professionals: land attorney, title company, surveyor, well driller, septic designer, and soil engineer

Partner with a local acreage team

Buying acreage is about clarity and timing. When you confirm access, utilities, soils, wells, septic, and title up front, you reduce risk and move toward your vision with confidence. If you want a process-driven partner to coordinate vendors, negotiate contingencies, and keep your timeline on track in Caddo Mills and nearby Hunt County, connect with Sarah Naylor and our boutique team.

FAQs

How do I confirm legal access to a Caddo Mills parcel?

• Order a current survey and a preliminary title report that show a deeded access easement or direct frontage. Do not rely on historical use without recorded rights.

What should I know about mineral rights in Hunt County?

• Minerals may be severed from the surface. Ask if minerals convey and check for oil or gas leases and pipelines. Consult a land attorney if rights are reserved.

Can I build a house on acreage in or near Caddo Mills?

• Verify jurisdiction rules, setbacks, septic feasibility, well access, floodplain status, and any recorded covenants before you finalize plans.

What financing works for raw land near Dallas, Plano, and Irving?

• Many buyers use land loans that require higher down payments and shorter terms. Homes on acreage may qualify for conventional or some government-backed loans.

Can I qualify for an agricultural appraisal to reduce taxes?

• Texas offers agricultural or open-space appraisal for qualifying uses. Check eligibility rules, required intensity of use, and deadlines with the appraisal district.