Working & recreational land
Sell ranch, farm and hunting land in Texas
Cattle ranches, hay and crop ground, timber, hunting and recreational tracts. We buy direct and handle the details, including leases, minerals and tax valuation.
- No commissions, no fees, no repairs
- Written cash offer, no obligation
- You pick the closing date
Get your no-obligation cash offer
Takes about 60 seconds. No cost, no pressure.
- Cash or flexible termsNo bank approval, no financing contingency
- Title company closingLicensed Texas title handles it
- $0 fees or commissionsThe offer is what you receive
- Written, no-obligation offerDecline anytime, no cost
- Texas-based buyerTexas landowners and families
What makes ranch and farm land different
- Water. Ponds, creeks, tanks, wells and irrigation rights drive value, particularly in West and Central Texas.
- Improvements. Fencing, pens, barns, cross-fencing and roads can add or subtract value.
- Carrying capacity or productivity. Grass quality, soil and rainfall for ranching; soil class and irrigation for crops.
- Recreational value. Game, habitat, tree cover and access for hunting and fishing tracts.
- Minerals and leases. Oil and gas, wind and solar, hunting and grazing leases.
Agricultural and wildlife valuation
Texas taxes qualifying land on its productivity rather than market value, which can lower the bill substantially. Qualifying generally requires a track record of agricultural use, typically five of the previous seven years, or a wildlife management plan. If use changes after a sale, taxing units can bill additional "rollback" tax for up to three prior years plus interest. Who pays that is negotiated in the contract. We tell you up front how it applies to your tract.
Hunting, grazing and farm leases
Active leases do not disappear when land is sold. We review each lease for term, notice requirements and who holds rights. Sometimes the best answer is to close after the season ends or to assume the lease.
Mineral, wind and solar rights
In Texas the mineral estate can be owned separately from the surface and often is. We check the chain of title to confirm what you own, and tell you what we are buying. You can reserve minerals or royalties if you wish. Wind and solar leases, pipeline and power easements all come with the land and affect value, so we read them early.
Regions of Texas and what drives value
| Region | What shapes value |
|---|---|
| Hill Country | Wells, aquifer rules, deer, lifestyle demand |
| Cross Timbers and North Texas | Grass, water, proximity to the Metroplex |
| East Texas | Timber, pasture, lakes and creek bottoms |
| South Texas brush country | Hunting, oil and gas, large acreages |
| Panhandle and Plains | Irrigation, wind leases, cattle and crops |
| West Texas | Large acreage, water scarcity, energy |
See our map of all 254 counties for local detail.
Selling family-held ranch or farm land
Many ranches and farms pass through generations with shared ownership. If that is your situation, read about selling heir property and selling inherited land.
How is ranch and rural land priced in Texas?
Rural land prices vary widely by region. According to the Texas A&M Real Estate Research Center, as reported by the Farm Credit Administration, fourth quarter 2025 averages ranged from about $751 per acre in Far West Texas, on very few sales, to $11,502 in the Gulf Coast and Brazos Bottom region. The statewide average for 2025 was about $5,214 per acre, up roughly 6.6 percent, according to Land Report coverage. Those are averages. A specific tract can sell far above or below them.
The factors that move a ranch price most:
Water
Wells, ponds, tanks, creeks and rural water service. In dry country water often decides value.
Access
Paved road frontage and recorded legal access. Landlocked tracts lose a great deal.
Soil and cover
Productive pasture, hay ground and timber add value. Brush, rock and poor soils subtract.
Fencing and improvements
Good perimeter fence, working pens, barns and roads help. Neglected structures can cost money to remove.
Minerals
Whether minerals convey, and whether wells, leases or royalties exist.
Location
Distance to towns, highways and growth pressure.
Recreation
Hunting, fishing and views matter to many buyers.
What about water on a ranch?
Texas treats groundwater generally as part of the surface estate unless it has been separated, and groundwater conservation districts regulate wells in much of the state. Surface water is different and usually regulated by the state. For a seller, this means:
- Well records and permits matter. Production, depth and water quality all influence value.
- District rules vary. Some districts limit pumping or require permits for new wells.
- Tanks and ponds. Condition and capacity matter, and dams can carry safety rules.
- Water service. Rural water supply corporations can make a tract much easier to build on.
If you have well logs, pump tests or permits, send them. They reduce uncertainty, which helps price.
What about leases, livestock and equipment?
Grazing and farm leases. A lease may continue after a sale unless it says otherwise. We review it and set the closing date to suit the tenant’s season where possible.
Hunting leases. These often end on a set date. We can coordinate with lessees.
Livestock. Animals are personal property and are not part of a land sale unless the contract says so. You can move them before closing or sell them separately.
Equipment. Tractors, trailers and pumps can be included or excluded. We list what stays.
Have a legacy ranch with strong family ties? Tell us. We can structure the closing around a family gathering, a last hunting season or a cattle sale. The price matters, and so does the way it ends.
We are a property buyer, not a law firm or tax advisor. Confirm tax questions with a CPA and legal questions with a Texas attorney.
Cash is simple. Some land needs more than that.
We buy for cash when that works. When a deal needs it, we get creative: owner-financed purchases, notes, partnerships and development.
Cash offer
A written offer within 24 hours. Closing typically takes 7 to 30 days, or on the date you choose. No commissions or fees.
Owner financing and notes
Want a down payment and payments over time? We can buy your land on owner-financed terms, and we can talk about buying an owner-financed note you hold.
Partnerships and entitlement
Land with development potential? We partner with landowners, buy entitled land and take properties through entitlement.
There is no one-size-fits-all land deal. Each one can have its own lenders, financials and offers, so contact us for details.
Tell us how you want to be paid How owner financing works → Investor? Register for deals →
Common questions
Do you buy working ranches with cattle and equipment?
We focus on the land. Livestock and equipment are usually handled in a separate bill of sale, and we can coordinate timing so your operation is not disrupted.
What happens to my hunting or grazing lease?
We read the lease. Some can be assumed and some need notice. We can set the closing date to respect the lease term.
Will I owe rollback tax if I sell farm or ranch land?
If the land has an agricultural valuation and its use changes, taxing units can bill additional tax for up to three prior years plus interest. The contract states who pays it, and we explain it in advance.
How does wildlife management valuation work when I sell?
It is a tax valuation tied to managing land for wildlife. A buyer must continue qualifying, or a rollback can apply. We check the status of your valuation before closing.
Can I keep my mineral rights?
Yes. Reserving minerals is a normal negotiation point, and we are clear about whether our offer includes them.
Do you buy land with oil and gas wells or wind turbines?
Yes. We review the leases, royalties and easements and price accordingly.
How much is my Texas ranch worth per acre?
It depends on location, water, access, minerals and improvements. Statewide averages are a starting point only. Send us your tract and we give you a written offer and explain the reasoning.
Do you buy landlocked ranch land?
Often yes. We review recorded access and price the difficulty honestly.
Can I keep my cattle and equipment after I sell?
Yes. Livestock and equipment are separate from the land unless the contract includes them.
Do you buy land with wind or solar leases?
Yes. We review each lease and price the effect honestly.
Ready to see what your property is worth to us?
Tell us about it in 60 seconds. You will get a straight answer, with no obligation and no pressure.