Veterans buying land in Texas should carefully evaluate zoning, utilities, flood risk, and financing options. While VA loans don’t cover land alone, programs like the Texas Veterans Land Board offer solid alternatives. Smart counties like Liberty, Llano, and Wise provide value and growth potential. To avoid costly mistakes, due diligence is essential—from soil tests to deed restrictions. For veterans, the right land can be both a personal haven and a future income-generating asset..
Veterans Buying Land in Texas – What Should You Really Be Thinking About?
The idea of owning a piece of Texas sounds badass, no question about it. Wide open spaces, no landlord, and maybe setting up a small homestead or business. But the move needs strategy. Most vets I talk to ask the same thing:
- Can I use my VA benefits to buy land in Texas?
- What counties have the best deals for veterans buying land in Texas?
- Do I need a certain type of land for loans to work?
- “Should I buy raw land or land with utilities?
- Can I live on the land right away?
So let’s hit this from the ground level up. Because buying the wrong land can easily become a money pit. But buying the right land? That sets you up for real long-term wins.
Understanding How VA Benefits Work for Land
Let’s get this one cleared up right away: The VA loan doesn’t allow you to use benefits to buy land by itself—unless it’s part of a construction loan where you’re building a home immediately. That messes with a lot of people right out of the gate. But don’t let that throw you. There are other ways to grab land, ESPECIALLY in Texas. That’s where cash, owner financing, or raw land loans come into play. You just need to know the rules of each.
Here’s what works if you’re a veteran buying land in Texas:
- Texas Veterans Land Board (VLB) – Yup, this is your best friend. They allow eligible Texas vets to finance tracts of land (1 acre or more) at competitive interest rates, even when traditional banks say no.
- Bank Loans or Credit Unions – Some give land loans with a solid down payment (often 20%+). Just make sure there’s no prepayment penalty if you decide to roll in a construction loan later.
- Cash Deals or Owner Financing – Plenty of sellers in Texas will finance land directly. It’s super common, especially in rural counties.
If you want to stay sharp on how to work with investment properties, rental cash flow, or real assets, check out the content over on the reAlpha blog for real scoop.
Where Are Smart Places for Veterans to Buy Land in Texas?
The #1 mistake folks make? Buying land based on emotion, not numbers. I get it. You find a 10-acre stretch outside Austin and you start picturing bonfires and gun ranges. But the smart move is to step back and ask yourself 5 game-changing questions:
- What’s the zoning? – You don’t want to buy land you’re not allowed to build on.
- Is there access to utilities? – No water, power, or septic = cash out of pocket later.
- What are the property taxes? – Some rural counties have low rates. Others will sneak up on you yearly.
- Does it flood? – Texas weather flips quick. Double-check that flood plain status.
- Are surrounding properties kept up? – If neighbors are storing junk cars, good luck reselling.
Solid counties with veteran-friendly opportunities:
| County | Why Vets Like It |
|---|---|
| Liberty County | Affordable land, near Houston, VLB eligible |
| Palo Pinto County | Rural charm, great for weekend getaways, 1+ acre plots |
| Bexar County | Close to San Antonio, veteran-centric resources |
| Llano County | Hill country feel, great resale potential |
| Wise County | Good access to DFW metroplex, retirement-friendly |
Don’t sleep on rural counties. Sure, they may not have curb appeal today. But Texas land is rising fast, and big buyers are expanding outward from the cities. Your 5 acres now could double in five years.
Things I’ve Seen Veterans Miss That Cost Them Big
Let me share some real talk. I’ve seen too many good people waste time and cash because they didn’t know what to check. These slips turn into money pits fast:
- Not checking deed restrictions – Shock hits hard when you learn you can’t park your RV or build a barndominium you had planned.
- Not pulling a soil test – Some land just won’t handle a septic system, killing your build plans.
- Assuming there’s water – Just because there’s a faucet doesn’t mean the water’s safe or usable.
- Skipping out on a survey – Trying to build and finding out your land is smaller than you thought? Not fun. Surveys never lie.
- Believing verbal seller promises – Get every promise in writing. Nothing counts unless it’s on paper.
Veterans buying land in Texas need to treat these deals like a military op. Prep first. Execute with clarity. No excuses.
How to Tell if That Texas Land Is Actually Worth It
If you’re standing on land thinking, “This looks good… I think,” you’ve already opened yourself up to risk. Here’s how I vet land FAST before even thinking about an offer:
- Google the address + county appraisal details – Get the lay of the land from legal docs. You’ll see what’s owed, what’s allowed, and land size.
- Use Google Earth or OnX Maps – These will show slope, vegetation, road access.
- Call the county – Don’t be shy. Most are chill and will give you insight on zoning, restrictions, flood zones, and permits.
- Talk to neighbors – Knock on a door or two. They’ll tell you stuff the seller won’t, like if wild boar tear up your yard weekly.
Want Income from Your Land? Think Like an Investor
Texas land ain’t just for relaxing. Plenty of veterans turn raw property into money-makers. The trick is buying smart in the right spot and having a plan.
Ideas vets are using:
- RV parking + utilities = Passive income
- Rent out access for hunters or cattle grazing
- Build mini-storage or boat storage units
- Short-term camping + off-grid rentals
- Use strategic fencing + signage for tax exemptions
If you’re serious about turning land into passive income assets, you gotta look into real estate investing tips over at the reAlpha blog. It’s full of usable insights on making your property work for you.
FAQs
Can I use a VA loan to buy land in Texas?
You can’t use VA loans to buy land by itself, unless it’s tied to new home construction. But the Texas Veterans Land Board has loan programs just for land purchases.
Is it smart to buy raw land as a veteran?
If you do the math right and understand the long game, absolutely. Just don’t go blind—it’s easy to overspend on land that needs too much development.
Conclusion:
Veterans buying land in Texas have powerful opportunities—but only if they approach it strategically. From understanding the limits of VA loans to leveraging the Texas Veterans Land Board, success depends on research, due diligence, and smart financial planning. The right land can provide both personal freedom and long-term income, but skipping key steps—like zoning checks or surveys—can cost dearly. Think like an investor, not just a buyer, and treat the process like a mission, not a dream.
