Thinking about selling your land in Waller and not sure where to start? The first three questions buyers ask are almost always the same: price per acre, whether there is a current survey, and what is going on with the septic. You want a smooth sale and the best price, without surprises at closing. In this guide, you’ll learn how acreage is valued in Waller, what surveys and plats you may need, how septic rules work, and which documents to gather so you can list with confidence. Let’s dive in.
Waller acreage pricing basics
Waller County sits in a fast-growing corridor of the Houston metro. Recent development activity near the Katy and western Houston area is pushing demand for well-located land, especially near major roads and future growth nodes. Local news on projects targeting the Katy–Waller area helps explain upward pressure on certain tracts with strong access as reported by the Houston Chronicle.
Per‑acre pricing varies widely across the county. Active listings show that smaller, well-located tracts with utilities and good frontage can command much higher per‑acre prices than large, remote parcels. You will see everything from the low tens of thousands per acre to significantly higher numbers for improved, accessible land, depending on location and features. You can browse current listings to see the spread in asking prices for Waller County land on AcreValue’s Waller page.
What affects price most
Buyers typically pay a premium for:
- Paved road frontage with quick access to US‑290, FM 1488, FM 362, or FM 359.
- Available potable water, public sewer or a documented, functional septic design.
- Parcels outside FEMA high‑risk flood areas or with mitigation improvements.
- Clear, recent survey and clean title with no surprise easements or encroachments.
- Subdividable tracts or existing utility easements that reduce development risk.
How to set your price:
- Compare recent closed sales, not just active listings. Adjust for utilities, access, flood exposure, and subdivision potential.
- Expect a 10‑acre tract near a major artery to price higher per acre than a 50‑acre tract farther out.
- Ask your agent for a land-specific comp analysis that pairs MLS data with current land listing sources for context like AcreValue’s Waller snapshot.
Surveys and plats you need
Texas law expects sellers to provide a current survey or a recorded plat and certain documents before a buyer signs an executory contract, which makes the survey a core item in rural transactions. Review the statute language in Texas Property Code Section 5.
Survey types and when to use them:
- Boundary survey: Common for residential acreage. Confirms property corners and lines.
- ALTA/NSPS Land Title Survey: More detailed and often required by lenders or developers. The current standard is the 2021 ALTA/NSPS specification.
If you are subdividing or re‑platting, Waller County has plat filing and approval procedures. Expect requirements on mylar/blackline size, tax certificates, and signatures from local officials. See the Waller County Subdivision and plat guidance.
Costs and timing signals:
- Boundary surveys on rural acreage can range from a few hundred to several thousand dollars based on size, tree cover, and research needs.
- Large or complex tracts, and ALTA surveys, can run several thousand dollars more.
- Fieldwork and research can take 1 to 3 weeks or longer if records are hard to find.
Pro tips:
- Hire a Texas‑licensed land surveyor and schedule early.
- Ask your lender and title company if an ALTA is required and which Table A items to include.
- Request that the survey show septic components, wells, easements, and rights of way.
Septic rules that matter
Who regulates septic:
- Texas Health and Safety Code Chapter 366 sets the framework for on‑site sewage facilities, including permitting and approvals. Start with the statute overview in Chapter 366.
The 10‑acre exemption:
- Texas law provides an important exemption. A permit is not required for a single‑residence system on a tract of at least 10 acres if the sewage disposal lines are at least 100 feet from the property line. Still, counties can set additional local rules. Confirm the property’s status with Waller County’s permitting authority.
Local practice in Waller County:
- County subdivision regulations reference that no structure may be occupied until connected to an approved public sewer or a permitted septic system. If you are re‑platting, you may be asked for septic certifications or soil statements. Start with the County’s Subdivision and plat page to identify the right office for septic questions.
How buyers evaluate septic:
- Buyers usually ask for the system’s permit history, maintenance records, last pump date, and a septic inspection during option period. Sellers often complete the TAR 1407 “Information About On‑Site Sewer Facility” in addition to the standard disclosure.
Timing and cost signals:
- Septic inspections and any required repairs can add weeks to the timeline.
- Repairs or replacement, if needed, can be a major expense depending on soil and design.
- If the system is failing or unpermitted, the county may require correction before final occupancy or certain approvals.
Taxes, ag use and title
Agricultural appraisal basics:
- Many Waller acreage owners benefit from open‑space (1‑d‑1) appraisal, which taxes the land based on productivity rather than market value. Qualification depends on local intensity standards and historic use. See the Texas Comptroller’s guidance on ag, timber, and wildlife use, including deadlines and Form 50‑129, at the Comptroller’s overview.
Rollback taxes on change of use:
- If the land’s use changes from agricultural to a non‑ag use, rollback taxes may apply. The owner who changes the use is typically responsible. Review the Comptroller’s rollback explanation and forms and confirm details with the Waller County Appraisal District.
Wells and water data:
Minerals, easements, and title:
- Pipeline and utility easements, rights of way, and mineral reservations can affect value and use. Gather recorded documents early and review with your title company. The Waller County Clerk’s site lists local plat and recording resources at the Subdivision and Clerk page.
Seller checklist and timing
Get these items ready before you list:
- Survey or plat: Provide a current survey if possible, or be ready to order one. See Texas Property Code Section 5.
- Title documents: Deed, any mineral reservations, and recorded easements.
- Septic records: Permits, Authorization to Construct or Operate, maintenance contracts, and last pump date. If missing or very old, schedule a septic inspection.
- Well info: Locate or pull the TWDB well report.
- Ag‑use status: Confirm current 1‑d‑1 status and discuss potential rollback with the Waller County Appraisal District.
- Market comps: Ask your agent for a land‑specific comp set that adjusts for access, utilities, and flood exposure, using MLS and land listing sources like AcreValue’s Waller snapshot.
- Disclosures: Complete the TREC Seller’s Disclosure and the on‑site sewer facility form if applicable.
Timeline tips:
- Order the survey and septic inspection early to avoid last‑minute delays.
- Build in time for county review if you are re‑platting or if septic work is needed.
- Price in a way that reflects access, utilities, and any title constraints.
Ready to talk through your acreage sale step by step? Reach out to The Abiaka Team for a local pricing analysis, a document game plan, and a timeline that fits your goals.
FAQs
How do I price my Waller acreage?
- Start with recent closed land comps and adjust for access to US‑290 or major FM roads, utilities and septic status, flood exposure, and subdivision potential, then set your price per acre to reflect those differences.
What survey do I need to sell land?
- Most sellers use a boundary survey, while lender or developer buyers may require an ALTA/NSPS Land Title Survey under the 2021 standard; provide a current survey or be ready to order one.
Does a 10‑acre tract need a septic permit?
- Texas law exempts a single‑residence system on tracts of at least 10 acres if field lines are at least 100 feet from the property line, but you should confirm any local requirements with Waller County under Chapter 366.
What happens to my ag exemption when I sell?
- The open‑space appraisal does not automatically transfer, and a change of use can trigger rollback taxes; check the Texas Comptroller’s guidance and speak with Waller CAD about your parcel.
Do I need a well report to sell rural property?
- Buyers commonly ask for it; pull the driller log and available records using the TWDB well report lookup to support buyer due diligence.
