Hill Country Acreage & Ranches Near Boerne: Wells, Septic & Ag 101

Why Acreage Near Boerne?

The Texas Hill Country delivers privacy, starry skies, and room to roam, minutes from Boerne’s Main Street and I‑10. But land deals aren’t city-lot deals. Utilities, soils, and title details can make or break your outcome. After numberous transactions across the Hill Country, here’s the clarity you need before you write the offer.

Our promise: concierge-level guidance and OCD‑level due diligence,so you protect your time, your money, and your peace of mind.

Wells: Water First, Always

What to verify

• Depth & Yield (GPM): Ask for most recent well log and flow test. Yield affects everyday use, livestock plans, and resale.

• Quality: Test for bacteria, nitrates, hardness, iron, pH; consider arsenic/fluoride screening as appropriate.

• Equipment: Pump age/horsepower, pressure tank size, control box, and any storage tank or treatment system (softener/filtration/UV).

• Electric & Backup: Well power source, surge protection; optional generator hookup.

Smart upgrades

• Storage/pressure upgrades to stabilize supply during peak use or drought.

• Whole‑home filtration sized for measured GPM; avoid under‑sized systems that choke pressure.

Septic: Types, Permits & Maintenance

Common systems

• Conventional (gravity or pump): Requires suitable soils and leach field; lower maintenance if sited correctly.

• Aerobic Treatment Unit (ATU): Adds aeration and disinfection; typical where soils are shallow/clay. Sprinkler dispersal common.

What to verify

• Permit & design (tank size, field layout, setbacks).

• Service records and last pump date.

• Location relative to well, structures, and property lines; confirm buffer setbacks.

• Operational test during option period (inspect risers, pumps, alarms, chlorinator).

Owner responsibilities

• ATU contracts (quarterly/semi‑annual inspections).

• No harsh chemicals/grease; protect field from vehicle traffic; keep surface drainage off the field.

Ag Valuation (a.k.a. “Ag Exemption”) Basics

Why it matters: Proper ag or wildlife valuation can reduce the taxable value of the land (not the rate), lowering annual property taxes.

Pathways

• Traditional ag use: Grazing, hay, beekeeping (with acreage minimums), etc.

• Wildlife management: Habitat, supplemental food/water, predator control—documented activities.

Key concepts

• History matters: Counties typically require a prior period of qualifying use before conversion to wildlife management.

• Rollback taxes: If use changes to a non‑qualifying use, tax savings from prior years may be owed.

• Documentation: Keep receipts, activity logs, and photos; coordinate with appraisal district deadlines.

Tip: We’ll introduce you to a local ag consultant to confirm eligibility, stocking rates, and timing before closing.

Surveys, Easements & Access

• Current survey: Order a new one if any doubt about boundaries, fences, or encroachments.

• Easements: Recordings for utilities, pipelines, shared driveways; confirm widths and permitted uses.

• Access: Public road frontage vs. deeded easement; private road maintenance agreements matter for financing and insurance.

Minerals, Surface Rights & Restrictions

• Minerals: What conveys? Prior reservations are common; get clarity in title work and the contract.

• Surface waivers: Even if minerals are severed, strong surface protections can limit disruption.

• Deed/HOA restrictions: Exterior use, fencing, STR policy, livestock limits.

Environmental & Land Readiness

• Topography & drainage: Evaluate build sites, culverts, and floodplain overlays.

• Vegetation & habitat: Cedar management, oak wilt awareness, native grass restoration.

• Fencing: Condition, surveyed placement, cross‑fencing for rotation.

• Utilities plan: Power drop estimates, trenching routes, future shop/barn pads.

Offer Strategy for Land

• Feasibility period with targeted right‑to‑terminate.

• Third‑party inspections: Well flow/quality, septic functionality, soils/percolation where applicable.

• Title & survey objections: Pre‑bake timelines for curative work.

• Lender alignment: Land/construct loans, rate locks, and draw schedules (if building soon).

FAQs (People Also Ask)

How deep are wells around Boerne? Varies by tract—review logs and neighboring wells; depth doesn’t guarantee yield.
Which septic is better? The one designed for your soils, usage, and siting. Conventional is simpler when soils allow; ATU suits tougher sites.
Can I switch to wildlife valuation? Often yes, with proper history and an approved plan. Confirm acreage minimums and deadlines.
Do I get mineral rights? Only if the seller owns and conveys them; negotiate surface protections either way.

CTA

Considering acreage or a ranch near Boerne? Request additional information on well/septic checklists, ag‑valuation planner, and a vetted vendor list.