Land is the most flexible real estate asset, and the least standardized. Two tracts with the same acreage and price can differ enormously in what you can actually build, how much it will cost and how long it will take. Diligence is everything.
1. Survey and title
- Order a current boundary survey and review all recorded easements.
- Obtain a title commitment and review exceptions: easements, pipelines, restrictions, mineral reservations.
- Confirm legal access to a public road.
2. Floodplain and drainage
- Check FEMA flood maps and local floodplain tools.
- Understand how updated rainfall data (Atlas 14) affects your site.
- Estimate detention requirements, which can consume a significant share of usable land.
- Review local floodplain ordinances. Read Houston floodplain rules for development.
3. Utilities
- Water and sewer: Is service available? From a city, MUD, private utility or wells and septic?
- Capacity: Get capacity or availability letters where possible.
- Electric and gas service and costs to extend.
4. Jurisdiction
- Inside city limits, in a city’s extraterritorial jurisdiction (ETJ), or unincorporated?
- Which county and which subdivision regulations apply?
- Suburban cities have zoning; the City of Houston does not. Read Texas ETJ changes.
5. Deed restrictions and covenants
Recorded restrictions can limit use, lot size, building materials and more, even in Houston.
6. Access
- Road frontage, driveway permits and TxDOT access for state highways.
- Planned road projects that may take land or change access.
7. Environmental
- Phase I environmental site assessment.
- Wetlands and protected species where relevant.
- Prior uses: oil and gas wells, dumping, agricultural chemicals.
8. Minerals and pipelines
Mineral rights are often severed from surface rights in Texas. Understand surface-use rights and pipeline easements.
9. Agricultural valuation and rollback taxes
Land under an agricultural valuation may trigger rollback taxes when use changes. Read ag exemption and rollback taxes.
10. Soils and topography
Geotechnical reports affect foundation design and earthwork costs.
11. Market and exit
Who will buy what you build, and at what price? Land investments are ultimately underwritten by the end product.
Frequently asked questions
How long should a feasibility period be when buying land?
Simple lots may need 30 to 45 days; larger tracts requiring platting or utility commitments often need more, sometimes with extensions.
Who pays for land due diligence?
Usually the buyer pays for surveys, environmental reports and engineering studies during the feasibility period.
Can I build on land in a floodplain in Houston?
Often yes, but elevation, detention and permitting requirements add cost and complexity.
How we help
We coordinate land diligence and help buyers make go/no-go decisions within the feasibility period. Learn about our land acquisition practice.
Have a deal or question in mind?
Talk it through with Apurva. A 20-minute call is usually enough to know your next step.
