A practical, step-by-step checklist to verify a lot is truly build-ready in the Texas Hill Country.
Before you fall in love with the view, confirm the land can legally and economically support the home you want to build. In the Texas Hill Country, smart due diligence starts with records and maps. Pull the most recent survey and verify boundaries, easements, and access; if none exists, budget for a new survey before you commit. Check zoning or deed restrictions and any HOA design rules that could impact home size, height, materials, or outbuildings. Review county GIS layers for floodplains, creek setbacks, and roadway classifications, and confirm wildfire interface considerations where applicable. Next, study topography and surface conditions. Lots with thin soils over limestone, steep slopes, or drainage swales can be excellent homesites—but they require careful placement, grading, and sometimes engineered retaining. Ask for any previous geotechnical reports; if none exist, plan a soils investigation after option period acceptance. Walk the land for practical access: where will the driveway go, can fire and delivery trucks turn around, and what will it cost to cross ditches or add culverts? Sketch a rough site plan showing candidate house pads, septic area, well location (if needed), and utility routes. Finally, confirm environmental and community factors. Identify protected trees, riparian corridors, and habitat that may limit clearing. Review fire risk and think ahead about defensible space. If the lot lies near HOA amenities, pipelines, or utility easements, verify setbacks and restrictions in writing. Talk to neighbors about seasonal drainage or water table fluctuations—it’s free intelligence. A well-chosen Hill Country lot balances scenery with feasibility: good access, manageable slopes, predictable utilities, and rules that match your vision.
Turn due diligence into a sequence of objective tests. Start with groundwater and wastewater. If you’ll need a private well, consult state guidance on siting and protection via the Texas Groundwater Protection Committee at Texas Groundwater Protection Committee water wells and the Texas Water Development Board’s overview at TWDB groundwater FAQ. For septic, understand on-site sewage facility (OSSF) permitting through TCEQ; start with the official guide at Texas OSSF Design Guide (PDF). These two items alone can make or break a rural build. Next, clarify electric service. Identify the local provider (many Hill Country parcels are served by PEC) and learn the steps, costs, and timelines for temporary and permanent power. PEC’s new service process outlines design, easements, inspections, and meter set: see PEC new service steps. If fiber or cable internet isn’t available, research fixed wireless or satellite so you can pre-plan equipment location and conduit. For flood and drainage, check FEMA maps and walk the site after rain, if possible, to observe natural flow paths. Where drive access ties into a state road, you may need a TxDOT driveway permit and properly sized culvert; design references are summarized at TxDOT driveway permits, design, and materials. Budget with realism. In limestone country, rock excavation and trenching can add meaningful cost; so can long driveways, tall retaining walls, or extensive tree protection. Create a utility-first site sketch that layers power, water, wastewater, and communications, and list itemized costs: applications, line extensions, trenching/backfill, conduit and wire, meter bases, well drilling, septic components, and connectivity hardware. Add a contingency for rock, weather, and schedule float for permitting. Treat these line items as non-negotiable essentials rather than optional upgrades.
Use your findings to spot red flags—and to negotiate. Red flags include: unclear legal access, floodway encroachments on likely house pads, limited soils suitable for a standard septic field, steep slopes that require major cut/fill, or utility line extensions that the service provider will not subsidize. Conversely, clean surveys, favorable soil test results, and proximity to existing service infrastructure can strengthen your offer and shorten timelines. Leverage authoritative resources to validate your plan and communicate with lenders. Summarize your tests and provider conversations in a simple memo with links and exhibits (surveys, soils notes, provider emails). Include reputable references that confirm feasibility and regional context, such as the Hill Country Alliance’s land stewardship pages at Hill Country land stewardship resources and TxDOT’s driveway access standards referenced above. If you are evaluating multiple parcels, build a comparative scorecard—access, slopes, utilities, restrictions, environmental factors—and rank lots numerically. As you approach closing, schedule a pre-design site walk with your builder to confirm house placement, driveway routing, and utility corridors. Ask for a rough order-of-magnitude (ROM) budget for site work based on your due diligence package; this aligns expectations and supports loan documentation. With a disciplined, test-driven approach, you’ll avoid surprises and purchase land that moves smoothly from concept to construction.
Get a free copy of our book - Build Your House, Build on Your Lot for additional tips on building your custom home: https://truestonehomes.com/how-to-build-custom-home-on-your-lot-book