Buying a Home on Acreage: What to Check

A home outside town usually comes with its own water, septic and outbuildings, and each one is worth checking before you close. Here is what to look at on any acreage home around Amarillo.

1. Test the well water

Most acreage homes outside the city limits run on a private water well. Ask for the well's age and depth and any repair records, and have the water tested before you close. The City of Amarillo Environmental Laboratory tests water for bacteria for individuals and rural properties. Groundwater is managed by the High Plains Underground Water Conservation District in Randall County and the Panhandle Groundwater Conservation District in part of Potter County.

2. Have the septic system inspected

Homes without city sewer use an on-site septic system, permitted in Potter and Randall Counties by the Amarillo Area Public Health District. Ask the seller when the tank was last pumped and whether the system is a standard or aerobic system, since aerobic systems need regular maintenance and often a service contract. Sellers can fill out an on-site sewer information form with the system's age and service history, but it does not replace an inspection by a licensed inspector.

3. Look closely at shops, barns and fences

Shops and barns are a big part of the value on many acreage homes. Check the size of the electrical service, how the building is insulated and heated, and whether it has water. Walk the fence lines and ask which fences are shared with neighbors.

4. Read the deed restrictions

Outside the city, Texas counties generally do not have zoning, so deed restrictions do most of the work. They can limit livestock, set rules for new outbuildings or manufactured homes, and some areas also have an HOA. Read them before you write an offer if you plan to add a shop, keep animals or run a business from home.

5. Propane, power and internet

Many rural homes heat with propane. Ask whether the tank is owned or leased, because a leased tank usually means buying gas from that company. Electric service may come from a rural co-op, and internet options change from one road to the next. Our Amarillo utilities guide covers who serves what outside the city limits.

6. Taxes and schools

Outside the city limits there is no city tax, but rates still depend on the county and school district. Some larger tracts carry an agricultural value that does not transfer automatically to a new owner. Check the school district for the exact address with our AISD and Canyon ISD boundary maps, since acreage areas can fall in Canyon, Bushland, Amarillo or River Road ISD.

Acreage Home FAQ

Do homes on acreage near Amarillo have city water and sewer?
Usually not. Most homes on acreage outside the city limits use a private water well and a septic system. A few areas have a community water system, so ask about the specific property.

Can I build a shop or barn on an acreage property?
Often, yes. Outside the city, the deed restrictions for the property usually set the rules for outbuildings, so read them first.

Are manufactured homes allowed on acreage?
It depends on the deed restrictions. Some rural areas allow them and others do not. Use the Manufactured Homes on Acreage search above to see what is for sale now.

Can I get a regular mortgage on a home with acreage?
Many acreage homes qualify for a standard home loan, but very large tracts or properties used for farming or ranching may need a lender that makes rural or farm loans. Talk to your lender early.