Is the land inside a city or in the county?
Start here. It changes who you deal with.
Parker County has cities like Aledo, Weatherford, Willow Park, and parts of Fort Worth. Inside a city, that city’s rules apply. Call the city about permits and utilities.
Outside city limits, in unincorporated Parker County, the county’s own page says three things worth knowing:
- No building permits. Parker County doesn’t issue building permits or certificates of occupancy.
- No zoning. There are no zoning requirements in unincorporated areas.
- But it does permit some things. The county’s Permitting Department regulates and permits on-site sewage facilities, which is septic, and regulates development in mapped special flood hazard areas.
No county zoning doesn’t mean no rules. Deed restrictions or a neighborhood’s covenants can still limit what you build. Read them. Your title commitment will list restrictions that apply.
How does septic work on Parker County land?
If there’s no city sewer, you’ll need a septic system. In unincorporated Parker County, that goes through the county’s Permitting Department:
- 1114 Santa Fe Drive, Weatherford, TX 76086
- 817-598-6175
The county posts its on-site sewage facility application and procedures on its Permitting page. Call them before you buy. Ask what they’ll need for your lot and how long it takes.
Why it matters for your loan: the house needs a working septic system, and the system has to fit on the land. Build the septic plan into your timeline.
What about water and wells?
If there’s no public water, you’ll likely be on a well. Fannie Mae’s guidelines for conventional loans say it plainly. If public water or sewer isn’t available, a community or private well and septic system have to be available and used by the property. The owner has to have the right to use them, and they have to keep working long term.
A private well or septic system has to be on the property, unless there’s a legally binding agreement giving you access to one off the property and covering maintenance.
Your lender may ask for a water test or other well documents depending on the loan. I’ll tell you up front what yours needs.
How does the appraisal work on acreage?
Fannie Mae’s guidelines say the appraisal has to cover the whole site. The appraiser can’t value 5 acres out of a 40-acre tract and ignore the rest. The appraised value has to reflect the entire parcel.
The site also has to be generally typical for the area, with competitive utilities and adequate access. If it’s not, the appraiser has to comment on it. Big tracts, odd shapes, or long private roads can make the appraisal and the loan harder.
If you’re on a private road, there’s another wrinkle. Fannie Mae wants a recorded maintenance agreement for privately maintained streets, unless state law already covers it. Ask early if your road is private.
What about flood zones?
Parker County regulates development in special flood hazard areas in unincorporated areas. And the appraisal reports whether the property is in a FEMA flood hazard area and which zone.
If any part of your building site is in a mapped flood zone, expect questions from the county and from your lender before you build. Better to know before you buy.
Do I need a survey?
Plan on the survey question early. The survey has to be acceptable to the title company and the lender, and on a tract with barns, fences or easements, there’s more for it to show. My T-47 survey article covers how surveys work in a Texas contract.
What does buying land do to my property taxes?
Parker CAD appraises the land as of January 1 each year. A few things to know:
- Homestead covers up to 20 acres. Once you live there, the homestead exemption covers the house and up to 20 acres. More in the homestead article.
- Ag or open-space appraisal. Some land is taxed on what it produces instead of market value. That’s a separate application. If you plan to change how the land is used, ask Parker CAD what happens first. Its protest procedures list a change of use of land under special appraisal as something you can protest.
- The first year after you build. The house is valued as of January 1. If it wasn’t finished then, the next year’s bill can jump. See why your mortgage payment went up.
Ask Parker CAD about the specific tract before you buy. For how it affects your own taxes, check with your CPA.
How do I finance land and a house?
That’s what a construction loan is for. My construction loan page covers how it works, including when you already own the lot.
If the land is out in the country, a USDA loan may be an option for some buyers. It depends on the address and household income.
If you’re near Aledo, my Aledo page has more on that area. I live there, so I know the roads.
What order should I do things in?
- Talk to me first. Find out what you qualify for on land and a build.
- Check whether the tract is in a city or the county.
- Call Parker County Permitting about septic and any flood zone.
- Figure out water. Well, water supply, or city.
- Read the deed restrictions.
- Get a survey.
- Ask Parker CAD about taxes, homestead and ag status.
- Then pick a builder and sign.
This is general information, not legal or tax advice. For permits, call Parker County Permitting. For the title side, check with your title company. For the loan, call me at 817-873-6288.