I get where you’re coming from, but I’ll be honest—sometimes I think people underestimate just how much of a gamble raw land can be, especially in Texas where “cheap” land is everywhere if you’re willing to drive far enough. A few years back, I got all starry-eyed over a 10-acre plot outside of Abilene. Looked like a steal on paper. But the minute I started talking to banks, it was like hitting a brick wall. No utilities, no road access, nothing but dirt and mesquite. Lenders basically laughed me out of the room.
Even if you’ve got the cash, it’s not just about what you pay upfront. I learned the hard way that getting utilities run out there was going to cost more than the land itself. And when I tried to sell it later? Crickets. Everyone wants a deal until they realize they’d have to shell out for water, electric, septic...the works.
I get that some folks are willing to rough it or play the long game, but unless you’re planning to hold onto that land for decades or you’ve got deep pockets for improvements, it’s a risky move. Improved land might sting a bit more at first, but at least you’re not stuck with something nobody else wants down the line.
Not saying there aren’t exceptions—sometimes raw land pays off big if development creeps your way—but for most people, especially if your credit isn’t perfect or you’re hoping to finance, improved land is just less of a headache. The “cheap” price tag is almost always hiding something.
The “cheap” price tag is almost always hiding something.
That hits home. I’ve refinanced a couple times and every time I look at land, the “deal” always seems to come with a catch. It’s easy to get caught up in the dream, but your story is a good reminder to look past the sticker price. Improved land might cost more up front, but peace of mind counts for something too.
I get where you’re coming from, but sometimes those “cheap” properties can be a goldmine if you’re willing to put in the work. Years ago, I bought a piece of land outside of Waco that everyone said was too much trouble—no utilities, rough road, all that. Took me a couple years and a lot of sweat, but now it’s worth triple what I paid. Not saying it’s for everyone, but sometimes the catch is just elbow grease. Peace of mind is great, but there’s something to be said for rolling the dice once in a while.
- That’s a solid point about “elbow grease” paying off.
- I get nervous about stuff like no utilities though—sometimes the cost to bring in water or electric can be a dealbreaker, even if the land itself is cheap.
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“sometimes the catch is just elbow grease”
- Did you run into any surprise costs with permits or utilities, or was it mostly just manual labor?
- I’m always worried I’ll miss some hidden expense and blow my budget.
I get nervous about stuff like no utilities though—sometimes the cost to bring in water or electric can be a dealbreaker, even if the land itself is cheap.
That’s a legit concern. I’ve had deals where running power to a remote lot cost more than the land itself. Permits can sneak up on you too, especially if the county’s strict. Manual labor’s one thing, but those hidden fees? They’ll eat your budget if you’re not careful. Always worth double-checking with the local utility companies before you commit. Sometimes “elbow grease” just isn’t enough if the infrastructure’s not there.