Buying raw land is romantic until you find out you bought a puddle, a pipeline right of way, or a property that legally belongs to your neighbor’s fence. Land in the Lubbock area is plentiful, but not all parcels are created equal. Whether you want to build a home, run livestock, plant a garden, or hold land as an investment, there are practical checks that will save you time, money, and headaches.
To help break this down I brought in Corey, a local land expert based in Lubbock. Corey specializes in South Plains parcels and helps buyers navigate zoning, wells and water access, surveys, easements, and mineral‑rights issues so you don’t get surprised after closing. Buying raw land is romantic until you find out you bought a puddle, a pipeline right of way, or a property that legally belongs to your neighbor’s fence. Land in the Lubbock area is plentiful, but not all parcels are created equal. Whether you want to build a home, run livestock, plant a garden, or hold land as an investment, there are practical checks that will save you time, money, and headaches.
Table of Contents
- 1. Zoning and Land Use: Know What You Can Actually Do
- 2. Water Rights and Access: The Most Critical Resource
- 3. Septic, Perc tests, and Soil Quality
- 4. Environmental Restrictions and Protected Areas
- 5. Access and Easements: Can You Actually Get There?
- 6. Surveys: Know Your Corners
- 7. Deed Restrictions: Rules Imposed by Sellers
- 8. Mineral Rights: What’s Underneath Might Not Be Yours
- 9. Market Conditions and Price per Acre
- 10. Practical Tips for a Smooth Land Purchase
- FAQs About Buying a Land in Lubbock, TX
1. Zoning and Land Use: Know What You Can Actually Do
First things first: zoning. Many people assume that if a parcel looks empty, they can do whatever they want with it. That is not the case. Outside of city limits there is usually a lot more flexibility, but inside the city it is essential to confirm the zoning type. Zoning tells you whether a parcel is residential, agricultural, commercial, or something else—and those labels matter.
Quick checklist
- Confirm whether the property is inside or outside city limits.
- Check the specific zoning code and permitted uses.
- Ask about any special overlays or municipal restrictions that apply.
In the South Plains, being outside the city typically allows broader uses, but even then you must confirm you can build and re-purpose the parcel as you intend. Don’t assume a water park, commercial venture, or high-density development is allowed unless the zoning explicitly permits it.
2. Water Rights and Access: The Most Critical Resource
Water is the single most important resource for any land-based plan. Decide early whether you will tie into municipal water, rural water, or rely on a well. In these parts, having a reliable water source under your feet matters more than most people expect.
Key points to check
- Is municipal or rural water available? If yes, how is it metered and delivered?
- If you need a well, what is the expected yield? For a typical residence you generally want around 20–30 gallons per minute.
- Consider test wells if you suspect marginal groundwater. Pivot irrigation visible nearby is usually a positive indicator for water in the area, but it is not a guarantee for residential needs.
Building without confirming water availability can force you into expensive alternatives like rain catchment systems, hauled water, or expensive drilling. Confirm this before you sign anything.
3. Septic, Perc tests, and Soil Quality
When you plan to live on the land, you will almost always need a septic system unless you connect to municipal sewer. That brings up percolation tests, often called “perc tests,” and the overall soil composition.
What to look for
- Percolation/permeability for septic: how quickly the soil absorbs water affects septic design and cost.
- Soil type: the South Plains often has sandy soils, which drain well. Heavy clay can cause drainage problems and may create playa lakes where water collects.
- Avoid building in low-lying playa basins if you want a dry yard. Playas are sometimes federally protected wetlands.
Septic regulations vary by county and municipality. If septic is required, have a reputable septic designer or county health department do or review a percolation test before you commit to the purchase.
4. Environmental Restrictions and Protected Areas
Environment-related rules can be surprisingly specific. Certain low-lying basins called playas may qualify as federal wetlands. That classification can limit what you can dig, alter, or even access without permits.
Common environmental concerns
- Wetland designations on playas that restrict excavation or filling.
- Endangered species habitat for rare birds and reptiles, such as prairie chickens or certain lizards in some regions.
- Local game and wildlife restrictions that affect what you can hunt, remove, or modify on your property.
Environmental rules are not usually prohibitive for most rural buyers, but surprises can be costly. If you plan to dig ponds, alter drainage, or clear habitat, run a quick environmental check with county and federal resources before buying.
5. Access and Easements: Can You Actually Get There?
Access is about more than whether Google Maps can drop a pin on land. Easements are legal rights that let someone pass through private property. They commonly appear in deeds and surveys and can grant others the right to drive, maintain pipelines, or run electrical lines across your land.
Things to verify about access
- Type of access: paved road, county road, private track, or seasonal trail. Wet conditions can turn a dirt road into a trap.
- Easements recorded on the deed and survey. Know who can legally cross your property and for what purpose.
- Any utility, pipeline, or railroad easement that allows heavy equipment or continuous access through your land.
Get every easement explained in writing. If a pipeline or utility company has rights, your property will be subject to their access and maintenance needs. That could mean vehicles driving across your pasture or limitations on where you build.
6. Surveys: Know Your Corners
A survey is the most direct way to remove boundary ambiguity. Fences do not always mark legal property lines. Neighbors might have encroached or fenced in a way that misrepresents where your ownership actually starts and ends.
Survey considerations
- Have a licensed surveyor locate and mark the corners before closing.
- Understand the costs: terrain, acreage, and complexity affect price.
- Get survey stakes and flags left in place so you know the boundary for future use and fencing.
A current survey prevents boundary disputes, easement surprises, and bad investments where you thought you owned more or less land than you actually do.
7. Deed Restrictions: Rules Imposed by Sellers
Deed restrictions are covenants sellers can place on property to control future use. They are often used when large parcels are split into smaller lots to protect the character of a neighborhood. Deed restrictions can be a blessing or a burden depending on your plans.
Why deed restrictions matter
- They can prohibit certain activities, such as placing mobile homes, running commercial enterprises, or building certain types of structures.
- Deed restrictions can preserve property values by preventing undesirable developments nearby.
- On very large acreage, deed restrictions are less common but still possible.
Always read the deed restrictions carefully and evaluate whether you are comfortable living by those rules for the foreseeable future.
8. Mineral Rights: What’s Underneath Might Not Be Yours
Owning land does not automatically mean you own the minerals beneath it. Mineral ownership can be split, sold, and severed from the surface estate. Oil and gas activity can substantially affect your land and rights.
Steps related to mineral rights
- Check the title to see if mineral rights have been severed or retained by previous owners.
- Hire a qualified landman or mineral specialist if mineral ownership matters to you. They can track ownership chains and determine what percentage, if any, is conveyed.
- Understand what "50% of the minerals the seller owns" actually means. It could be 50% of a partial interest rather than 50% of all minerals under the land.
If oil wells or pipelines are nearby, mineral rights can affect both present value and future usability of the land. Clarify this early.
9. Market Conditions and Price per Acre
Not all acres are equal. Price per acre changes dramatically with location, access, water and irrigation availability, soil quality, and proximity to town. Know your local market and what comparable parcels are actually trading for.
Factors that influence price per acre
- Distance from town and access to paved roads.
- Frontage on blacktop or other improvements.
- Availability of electricity and water infrastructure.
- Irrigated versus dryland farming potential.
- Topography and soil type.
Working with a local professional who specializes in land helps you avoid overpaying. A parcel that looks cheap could be next to a nuisance use such as a feedlot or industrial site. Conversely, a premium price may be justified for ready-to-build, serviced land with good access.
10. Practical Tips for a Smooth Land Purchase
- Never skip title work. Title companies will reveal recorded easements and liens.
- Ask the seller exactly what they are conveying. If they say they will convey a percentage of minerals, get that clearly defined in writing.
- Schedule a site visit in different conditions: dry and after a rain to see access and drainage behavior.
- Consult county offices for septic and well permitting rules.
- Work with local specialists: surveyors, landmen, and real estate agents who know the region.
These steps reduce surprises and ensure you are buying the right land, for the right price, with a clear path to what you want to build or use it for.
Bottom line — Land in Lubbock and the South Plains offers great opportunities, but due diligence is not optional. Know zoning, water, soil, easements, surveys, deed restrictions, minerals, and market trends before you commit.
FAQs About Buying a Land in Lubbock, TX
Can I build a house anywhere I buy land in the county?
Not necessarily. Building depends on zoning, available utilities, septic regulations, and water availability. Outside city limits you may have more flexibility, but always confirm municipal and county rules and do a well and septic feasibility check before purchasing.
How much water do I need from a well for a typical home?
For most residential uses, around 20 to 30 gallons per minute is a good target. Actual needs depend on household size, irrigation plans, and appliances. Test wells or local well logs can give better site-specific expectations.
What is a perc test and why is it important?
A perc test evaluates how quickly soil drains to determine septic suitability. It helps design the septic system and ensures the soil can absorb effluent. Areas with heavy clay may fail a perc test, requiring alternative systems or higher costs.
How do easements affect property use?
Easements can grant others the right to cross, access utilities, or maintain infrastructure on your land. They can limit where you build, fence, or plant and often remain in effect even after property changes hands. Review deeds and surveys to identify all easements.
Do I automatically own mineral rights when I buy land?
Not always. Mineral rights may have been sold separately in the past. Title searches will show recorded reservations and transfers. If mineral ownership matters, hire a landman or mineral attorney to trace the history and confirm what is being conveyed.
How much does a survey cost and when should I get one?
Survey costs vary based on acreage, terrain, and complexity. It is wise to order a survey before closing when boundary clarity matters. For large acreage purchases, a survey is highly recommended to prevent future disputes and confirm easements and access points.
What should I ask a local real estate professional when looking at land?
Ask about zoning, water availability, recent comparable sales, known easements, nearby nuisances or developments, soil types, septic and well permitting processes, and whether mineral rights are included. A specialist should be able to explain regional quirks and red flags.
Buying land can be one of the most rewarding investments, as long as you do the homework. Use this checklist when touring properties, and partner with experienced local professionals to make confident decisions. The land is out there; just make sure it is the right piece for your plans.
Questions? If you’ve got questions or want help reviewing a parcel, call or text me, Andrew Baxte, at (806) 464-9380. I’ll connect you with local land expert Corey in Lubbock, who can walk you through zoning, wells, surveys, mineral rights, and more.
