Dreaming of a small ranch or homesite in Weatherford with room for a barn, garden, or workshop? Before you fall in love with a tract, make sure it actually fits your plans. The three big items that make or break a land purchase are road access, utilities, and covenants or property rights. This guide walks you through what to check, who to call in Parker County, and how to protect your budget with a clear due diligence plan. Let’s dive in.
Road access and easements
Confirm public road frontage
If a parcel fronts a county-maintained public road, you typically have legal access and county maintenance. Ask Parker County Road & Bridge or the County Engineer which roads are public and maintained. This helps you confirm long-term road upkeep and whether any changes or abandonments are planned.
If access is private, verify easements
No public frontage means you need a recorded ingress and egress easement. Read the deed, recorded plat, and any easement instruments on file with the Parker County Clerk. Express, recorded easements are the clearest. Also confirm who maintains the private road or driveway and whether there are dues or shared cost agreements.
Order a survey and confirm details
Ask for a current ALTA/NSPS survey that shows the access route, easement width, and any gates or culverts. Watch for “paper roads” that exist on a plat without a built, usable road. Check with the county about any driveway permits if you need to cross a ditch or right of way.
Avoid common access pitfalls
- “Access via private road” with no recorded easement.
- Informal or prescriptive access that neighbors contest.
- Shared driveways with no written maintenance agreement.
Utilities and site services
Water options
Inside Weatherford or near pressurized lines, a property may qualify for municipal water. In some areas, service comes from a utility district. Many acreage tracts rely on private wells. Check the Texas Water Development Board well registry, ask neighbors about depth and yield, and review recent pump tests and water quality results if a well exists.
Septic or sewer
Verify if public sewer is available through the city or a utility district. If not, plan on a septic system that meets Texas Commission on Environmental Quality and local permitting rules. Request existing septic permits and maintenance records. For raw land, schedule a soil evaluation to determine the right system type.
Electric and natural gas
Rural electric service in Parker County is provided by a mix of Weatherford Electric within city limits, Oncor, or an electric co-op depending on the location. Confirm which utility serves your tract and whether single or three-phase power is available at the property line. For gas, Atmos Energy serves many areas, but propane is common on rural tracts. Ask for address-specific serviceability letters and written estimates for any line extensions or transformer upgrades.
Internet and communications
Service can range from fiber or cable in some subdivisions to fixed wireless, DSL, or satellite in rural areas. Use mapping tools as a starting point, then contact local providers for address-level availability, speeds, and install limitations. Clarify data caps and upload speeds if you plan to work from home.
Trash, mail, and fire protection
Not all rural areas have curbside trash pickup. You may need a private hauler or to use a drop-off site. Confirm mail delivery type with the local post office. For safety and insurance, identify the nearest volunteer or municipal fire department, water sources for suppression, and related underwriting needs.
Site constraints to check
Review FEMA flood maps and consult the county floodplain administrator to identify flood risk and building limitations. If the property had prior industrial or intensive agricultural use, consider environmental factors and any needed testing.
Covenants, rights, and taxes
Restrictive covenants and POAs
Many ranchettes and older subdivisions have recorded deed restrictions that govern building types, setbacks, livestock, fencing, and outbuildings. Read the recorded covenants and any POA documents at the Parker County Clerk. Confirm dues, road assessments, and enforcement powers before you buy.
Zoning, ETJ, and annexation
Much of Parker County is unincorporated and does not have formal county zoning. Near Weatherford, the city’s extraterritorial jurisdiction can apply, and annexation plans can affect future rules and services. Contact the City of Weatherford planning department to confirm ETJ status and any long-range plans.
Agricultural appraisal and taxes
Open-space or agricultural appraisal can reduce property taxes if your land meets use criteria. Check the Parker County Appraisal District for current exemptions and tax history. Changing land use can trigger rollback taxes, so verify requirements and keep good records.
Mineral rights and surface use
In Texas, the mineral estate can be severed from the surface. A title commitment and recorded documents are the only way to confirm mineral ownership and any leases. Mineral owners may have rights that affect the surface. Ask your title company or a real estate attorney to review surface-use protections and consider negotiating limitations in your purchase contract.
Title insurance and surveys
Title insurance will list recorded easements, covenants, and exceptions. Read the title commitment carefully. A current boundary survey helps identify encroachments, easements, and improvements. Lenders usually require both on financed deals.
Permits and project planning
Confirm building and septic permits with Parker County or Weatherford, depending on location. Ask about setbacks, driveway permits, and any brush or burn rules. Plan for timelines on surveys, well drilling, and septic installation, which can vary with contractor availability and site conditions.
Weatherford acreage due diligence checklist
- Request the deed, any recent survey, and HOA or POA documents from the seller.
- Open title and review the title commitment for recorded easements, covenants, and mineral reservations.
- Order a current ALTA/NSPS boundary survey that shows access and easements.
- Confirm road status with Parker County Road & Bridge or the County Engineer.
- Verify utilities:
- Water: request a utility serviceability letter and check well data.
- Sewer: confirm availability or septic permitting authority and site suitability.
- Electric and gas: request serviceability and line extension estimates.
- Broadband: confirm address-level speeds and install requirements.
- Inspect existing well and septic. Get pump test, lab water quality, and a septic inspection.
- Read restrictive covenants and POA rules and confirm fees.
- Check tax status and any agricultural appraisal with the Parker County Appraisal District.
- Research mineral ownership in title and consult a real estate attorney if needed.
- Review FEMA flood maps and county floodplain status. Request elevation documents if needed.
- Call the City of Weatherford planning office about ETJ or annexation if near city limits.
- Work with your title company or attorney to clear exceptions and draft any access or maintenance agreements.
- Budget and schedule installations for well, septic, driveway, and utility meters with licensed contractors.
- Line up insurance and confirm fire protection details for underwriting.
Local help, clear process
Buying acreage in Weatherford is exciting when you know what to verify and who to call. With the right title work, survey, utility confirmations, and covenant review, you can move forward with confidence and a clear budget. If you want a local, step-by-step plan and introductions to trusted surveyors and land service pros, reach out to Amanda Beames to get started today.
FAQs
How do I confirm legal access to Weatherford acreage?
- Verify public road frontage or a recorded ingress and egress easement in the chain of title, then have a survey show the access route and ask Parker County Road & Bridge about maintenance.
Is public water or sewer available for rural tracts?
- Contact the city or utility district for serviceability letters; if not available, plan for a private well and septic and confirm site suitability with soil testing and well data.
Who pays for electric or gas line extensions on land?
- Buyers or developers usually cover extension costs subject to utility policies, so request written estimates and timelines from the provider before you close.
What should I know about mineral rights in Parker County?
- Mineral rights may be severed; only title work and recorded documents confirm ownership and leases, and mineral activity can affect surface use and site planning.
Could a property near Weatherford be annexed later?
- It depends on location and city policies; confirm ETJ status and discuss annexation likelihood and service impacts with the City of Weatherford planning department.
How long do surveys and septic approvals take?
- Timelines vary with surveyor workload, site conditions, and permitting queues, so order your survey early and speak with septic professionals about evaluation and install scheduling.
