What Should I Check Before Buying a Johnson County Property With a Private Water Well?

By Jason Cech, Broker Associate | Texan Heritage Realty Group, Fathom Realty
Updated October 2026

Quick Answer: Before buying a Johnson County property with a private water well, identify the well, locate its drilling report when available, determine its approximate age and depth, have the water appropriately tested, evaluate the well equipment and performance, identify any groundwater-conservation-district requirements, and make sure the system reasonably fits your intended use. Texas does not regulate private-well water quality the same way it regulates public drinking-water systems; responsibility for monitoring private-well water rests with the well owner. Texas Water Development Board

If you've always lived on city water, turning on a faucet is pretty simple.

Water comes out.

You pay the bill.

You generally don't spend much time thinking about where it came from.

Buying acreage with a private well changes that.

Is Buying a Home With a Private Well a Bad Idea?

No.

Private wells are common on rural Texas properties.

But ownership comes with additional responsibility.

TCEQ states that a private-well owner is responsible for regularly testing the water to ensure it is safe for drinking and cooking and recommends using an accredited drinking-water laboratory. TCEQ

TWDB likewise explains that Texas does not regulate private-well water quality and that owners are responsible for addressing water-quality problems. Texas Water Development Board

So the right question isn't:

Should I be afraid of a well?

It's:

What do we know about this particular well?

What Should I Ask About the Well?

Start with its history.

Can I Find the Original Texas Well Report?

Often.

TWDB maintains resources for locating water-well reports.

For wells drilled from 2003 forward, Texas well reports are generally stored electronically in the Submitted Drillers Reports database. Older records may be available through separate historical databases. Texas Water Development Board

Helpful search information includes the approximate drilling date, owner at the time the well was drilled, well depth, and drilling company.

If the seller says:

I don't know anything about the well. It's just always been there.

That doesn't necessarily end the investigation.

We may be able to find records.

Should I Test the Well Water Before Closing?

I strongly favor appropriate testing when a buyer will rely on a private well for drinking water.

TCEQ recommends using an accredited drinking-water laboratory. TCEQ

TWDB explains that testing can range from relatively basic bacteriological analysis to broader drinking-water analysis depending on the concerns and circumstances. Texas Water Development Board

What should be tested can depend on local conditions and the property.

The simple takeaway:

Clear water isn't the same thing as tested water.

And:

Tastes fine isn't a laboratory result.

How Do I Properly Collect a Water Sample?

Follow the laboratory's instructions.

TCEQ's private-well sampling guidance outlines a process that begins with selecting an accredited laboratory and obtaining the proper sterile container and sampling instructions. TCEQ

Improper sampling can compromise the usefulness of the result.

For a transaction, don't casually fill an old water bottle from the kitchen sink and assume you've conducted a meaningful water test.

Should I Have the Well Equipment Inspected Too?

Water quality and well performance are different questions.

Testing the water doesn't necessarily tell you the condition of:

• Pump
• Pressure tank
• Electrical equipment
• Wellhead
• Piping
• Controls
• Treatment equipment

Depending on the property, a qualified well professional may be appropriate.

I also want buyers thinking about demand.

A well that has successfully served a two-person household may raise different questions if your plan is to add another residence, extensive irrigation, livestock facilities, or other significant water uses.

That's exactly why Blog #1 and this article belong together.

Does a Texas Private Well Have to Be Registered?

Not necessarily with the state.

TWDB says private-well owners generally do not have to register a well unless the property falls within a groundwater conservation district that requires registration. Each groundwater district can have its own rules. Texas Water Development Board

Drillers and landowners who drill their own wells do have state well-reporting requirements for newly drilled wells. Texas Water Development Board

For a buyer, the practical step is:

Determine whether the property lies within a groundwater conservation district and then check that district's requirements.

Can I Pump as Much Water as I Want Because I Own the Land?

Don't assume so.

TWDB explains Texas's historic rule of capture but also notes important limitations and the authority of groundwater conservation districts to regulate groundwater production through tools such as permitting and well-spacing requirements. Texas Water Development Board

Most residential acreage buyers don't need to become groundwater-law experts.

They do need to understand the rules applying to the specific property they're buying.

What If I Want to Add Another House Later?

Then water becomes part of your development due diligence.

If you're buying acreage because you eventually want:

• Another residence
• Guest house
• Large shop
• Livestock
• Irrigation
• Pool
• Additional landscaping

tell us before closing.

The existing water system needs to be considered alongside your future demand and any applicable rules.

How Does the Well Fit Into the Rest of My Acreage Due Diligence?

Think of acreage as a system.

Survey: What exactly are you buying?

Title: What restrictions and easements affect it?

Septic: Where does wastewater go?

Well: Where does your water come from?

Access: Can you legally and physically reach it?

Utilities: What services are available?

Flood/drainage: Where does water go when it rains?

Ag appraisal: How is the land currently treated for property-tax appraisal?

Each answer affects the others.

That's how we want our Johnson County acreage content to work too: one comprehensive resource leading naturally into the next.

Buying a Johnson County Property With a Well?

Whether you're looking around Cleburne, Godley, Joshua, Grandview, Alvarado, or rural Johnson County, the Texan Heritage Realty Group Team can help you organize the property-specific due diligence before your contractual deadlines expire.

Frequently Asked Questions

Is private well water regulated like city water?

No. TCEQ says owners of private wells are responsible for regularly testing their water for drinking and cooking safety. TCEQ

Where do I find a Texas well report?

TWDB provides databases and instructions for locating Texas water-well reports, with different resources depending partly on when the well was drilled. Texas Water Development Board

Should I test a well even if the water looks clear?

Yes, appearance alone does not establish water quality. Appropriate laboratory testing provides actual information about the constituents included in the analysis.

Is a well report the same thing as a water test?

No. The well report provides information concerning the well itself. Water testing evaluates a water sample for whatever contaminants or characteristics are included in the selected analysis.

Can a well support two houses?

Maybe. Existing performance, well characteristics, water availability, equipment, anticipated demand, and applicable groundwater rules all deserve investigation.

Should I investigate the well during my option period?

When applicable to the contract, material property investigations should be performed early enough for the buyer to receive and evaluate the information while relevant contractual rights remain available.

About Jason Cech

Jason Cech is a Broker Associate with Fathom Realty and team leader of Texan Heritage Realty Group. He has approximately a decade of real estate experience and more than 550 personal closings, serving Johnson County and surrounding North Texas communities.

Looking at acreage with a private well? Contact Texan Heritage Realty Group before closing. Rural-property due diligence doesn't stop at the front door.

Texan Heritage Realty Group is affiliated with Fathom Realty. This article provides general real estate information and is not water-quality, environmental, engineering, groundwater, legal, or health advice. Consult accredited laboratories, qualified well professionals, applicable groundwater districts, TCEQ, TWDB, and other appropriate professionals concerning a specific property. TREC regulates Texas real estate license holders. Equal Housing Opportunity.

Can I Build a Second Home, Guest House, or Shop on My Acreage in Johnson County, Texas?

By Jason Cech, Broker Associate | Texan Heritage Realty Group, Fathom Realty
Updated October 2026

Quick Answer: Maybe—but owning acreage in Johnson County does not automatically mean you can build anything you want anywhere on the property. Before buying land with plans for a second home, guest house, workshop, barn, or other improvement, investigate deed restrictions, zoning or municipal/ETJ requirements where applicable, subdivision restrictions, easements, setbacks, floodplain and drainage issues, septic capacity, water availability, utilities, access, and permitting requirements. The best time to answer those questions is before your contractual due-diligence rights expire, not after closing.

One of the most expensive assumptions an acreage buyer can make is:

It's five acres. Surely I can build whatever I want.

Maybe.

But acreage and unrestricted acreage are not the same thing.

And even genuinely unrestricted land can have physical, utility, septic, floodplain, access, and governmental limitations that affect what you can actually build.

What Should I Check Before Buying Acreage for a Future Shop or Second Home?

Start with your intended use.

Don't simply tell your Realtor:

We want some land.

Tell us:

We want five acres where we can eventually build a 40-by-60 shop with electricity and plumbing.

Or:

My parents may eventually build a second house on the property.

Or:

We want an RV hookup and possibly a guest house.

Those are very different searches.

The more specific we are before you buy, the better we can investigate whether a property fits what you're actually trying to accomplish.

What can affect my plans?

That is why acreage due diligence needs to go much further than simply walking the property and deciding you like the view.

Can I Build a Shop on My Johnson County Acreage?

Potentially.

But first define shop.

A detached workshop used by the homeowner is different from a commercial operation with employees, customer traffic, heavy equipment, signage, or outside storage.

If you're considering a property within the City of Cleburne, for example, the city maintains zoning and subdivision ordinances and publishes development processes and residential accessory-building guidance. Cleburne

For properties elsewhere in Johnson County, the rules can differ depending on the exact location.

This is why the correct question isn't:

Does Johnson County allow shops?

It is:

Can I build the specific shop I want on this specific property in this specific location?

That's the question we investigate.

Can I Build a Second House on My Acreage?

Possibly, but don't assume acreage automatically equals multiple residences.

We may need to investigate:

• Existing deed restrictions
• Applicable zoning
• Lot or tract configuration
• Access
• Utility availability
• Septic requirements
• Well or water capacity
• Floodplain
• Applicable development rules
• Whether dividing the property is contemplated
• Whether the proposed second dwelling is treated differently from an accessory structure

There is also an important distinction between:

One tract with two residences

and

Dividing one tract into two separately conveyable homesites.

Those are not necessarily the same development question.

If your long-term goal is giving an acre to one of your children so they can build next door, tell us before you buy the property.

That future plan should be part of today's due diligence.

What About a Guest House or Mother-in-Law Suite?

Again, terminology matters.

A room over a detached garage, a small guest cottage without a kitchen, and a completely independent second dwelling may be treated differently depending on the jurisdiction and restrictions.

Don't rely on what the seller calls it.

Determine how the applicable authorities and recorded documents treat what you actually intend to build.

Why Does the Survey Matter?

This is exactly why our article Should I Get a Survey Before Buying Acreage in Johnson County, Texas? belongs in this acreage series.

A survey can help identify:

• Property boundaries
• Recorded easements shown on the survey
• Existing improvements
• Encroachments
• Access-related features
• Where improvements sit relative to boundaries

Suppose you find the perfect spot for your future shop.

Then the survey shows an easement running directly through it.

That's information I'd much rather have before closing.

How Can Septic Affect a Future Second Home or Shop?

Significantly.

A workshop without plumbing presents a different wastewater question from a second residence containing bedrooms, bathrooms, a kitchen, and laundry.

If the property relies on an on-site sewage facility, your future development plans should be discussed with the appropriate qualified OSSF professional and permitting authority.

This is why we should internally link directly to our septic-system acreage guide.

Don't assume:

There's already septic, so we're good.

The existing system was designed around a particular use and capacity.

Your proposed use may be different.

What If the Property Has a Private Well?

Same principle.

A well currently serving one residence does not automatically answer whether the water system meets your plans for a second residence, irrigation, livestock, shop, or other expanded use.

Texas Water Development Board explains that groundwater conservation districts may impose rules involving well registration, permitting, spacing, and groundwater production depending on the location. Texas Water Development Board

That's why our private-well article—the next blog in this package—is an important companion page.

What If the Listing Says “No Restrictions”?

Treat that as the beginning of the investigation, not the end.

We should still review title information and applicable recorded documents.

And even if we confirm there are no private deed restrictions affecting your proposed use, that does not make easements, septic, floodplain, utilities, access, or applicable governmental requirements disappear.

Unrestricted does not mean consequence-free.

That's an important distinction for rural buyers.

Should I Investigate All of This During the Option Period?

For an improved residential property using a TREC resale contract with a negotiated termination option, the option period can be critically important.

TREC explains that a negotiated option gives the buyer an unrestricted right to terminate during the agreed period and can be used to inspect and investigate the property. TREC

Different property types and contracts can require different due-diligence strategies.

The important part is establishing the applicable contractual deadlines at the beginning of the transaction and investigating your intended use while you still have relevant contractual rights.

Do not wait until two days after closing to call the county and say:

Okay, where can I put my 3,000-square-foot shop?

That's a very expensive time to discover a problem.

What Is Our Acreage Due-Diligence Checklist?

For a Johnson County acreage buyer planning future improvements, I want to investigate:

1. Exact intended use.
2. Survey and boundaries.
3. Title commitment and recorded restrictions/easements.
4. Applicable zoning and development rules.
5. Floodplain and drainage.
6. Septic type, location, capacity, and future needs.
7. Water source and future demand.
8. Electric and other utilities.
9. Physical and legal access.
10. Future structures.
11. Potential subdivision plans.
12. Agricultural appraisal implications, when applicable.

Not every property requires every specialist.

But the intended use determines which questions need answers.

Looking for Johnson County Acreage?

This is one of the reasons buying acreage is different from buying a house in a typical subdivision.

If you're searching around Cleburne, Godley, Joshua, Grandview, Alvarado, or elsewhere in Johnson County, tell the Texan Heritage Realty Group Team not just what you want to buy—but what you eventually want to do with it.

We can build the property search and due-diligence strategy around that goal.

Frequently Asked Questions

Can I build whatever I want if my property is outside city limits?

No. Being outside municipal limits does not automatically eliminate recorded restrictions, easements, subdivision requirements, septic rules, floodplain considerations, groundwater rules, or every applicable governmental requirement.

Can I put two houses on five acres in Johnson County?

Possibly, but acreage alone does not answer the question. The property's exact location, restrictions, access, utilities, septic, water, development rules, and proposed configuration need to be investigated.

Can I build a barndominium?

Potentially. Again, verify that the particular property and intended structure satisfy applicable restrictions, permitting, septic, utility, access, and other requirements.

Can I put an RV hookup on my acreage?

Possibly. Determine whether restrictions and applicable regulations allow the intended use and investigate septic, water, and electrical requirements.

Can I subdivide my acreage later?

Maybe. Don't purchase based on that assumption. If future division is part of your investment plan, investigate subdivision and access requirements before buying.

Does “no HOA” mean there are no deed restrictions?

No. A property can have recorded restrictions without an active homeowners association.

About Jason Cech

Jason Cech is a Broker Associate with Fathom Realty and team leader of Texan Heritage Realty Group. He has approximately a decade of real estate experience and more than 550 personal closings, serving Johnson County and surrounding North Texas communities.

Buying land for what you want to do tomorrow? Reach out to Texan Heritage Realty Group before deciding which property to buy today.

Texan Heritage Realty Group is affiliated with Fathom Realty. This article provides general real estate information and is not legal, engineering, surveying, environmental, OSSF, groundwater, zoning, or development advice. Requirements vary by property and jurisdiction. Consult the applicable governmental authorities and qualified professionals concerning a specific property. TREC regulates Texas real estate license holders. Equal Housing Opportunity.

Should I Replace My Roof Before Selling My House in Cleburne, Texas?

By Jason Cech, Broker Associate | Texan Heritage Realty Group, Fathom Realty
Updated September 2026

Quick Answer: Not necessarily. Cleburne homeowners should not automatically replace an older roof simply because they're preparing to sell. The better strategy is to determine the roof's actual condition, age, insurance implications, documentation, and likely effect on buyers before spending thousands of dollars. A damaged or difficult-to-insure roof can create significant problems during a sale, while an older but serviceable roof may call for a different strategy.

If you're preparing to sell your house and somebody tells you:

You need a new roof before you list it.

My first question is:

Why?

Maybe you do.

But before you write a very large check, let's figure out what problem we're actually trying to solve.

Does an old roof automatically need to be replaced before selling?

No.

Age and condition are related, but they aren't identical.

An older roof deserves closer attention because its age can affect buyer perception and insurance options. But that doesn't mean every older roof automatically needs replacement before the house can be sold.

The Texas Department of Insurance specifically warns homeowners that insurers may reduce roof coverage based on the roof's age and condition, and a roof in poor condition may not be covered at all by some insurers.

That's important because your future buyer will probably need homeowners insurance.

So we're not just asking:

Does the roof leak?

We may also need to ask:

Can the buyer reasonably insure it?

What roof problems should I take seriously before listing?

Before making a decision, look for evidence of actual problems.

Potential concerns can include:

• Active leaks.
• Missing or damaged shingles.
• Visible storm damage.
• Deteriorated materials.
• Previous repairs with unresolved issues.
• Interior water staining.
• Problems identified by a qualified roof professional.
• Conditions creating insurance concerns.

An older roof that is performing properly presents a different situation from a roof with active leakage and significant storm damage.

We shouldn't treat them as the same problem.

Why does roof age matter to Texas homebuyers?

Insurance.

This has become an increasingly important part of Texas real estate conversations.

According to the Texas Department of Insurance, some policies provide replacement-cost roof coverage while others pay actual cash value, which accounts for depreciation. TDI also notes that companies may change roof coverage as a roof ages.

In March 2026, TDI specifically advised homeowners to verify that their insurance company has the correct roof age and material information and noted that many policies reduce coverage based on roof age and materials.

For a seller, that means roof documentation can matter.

If you replaced your roof recently, locate the invoice and other legitimate records.

Don't make the buyer guess whether the roof is five years old or fifteen.

Should I file an insurance claim before selling?

This is a question for your insurance professional based on the actual circumstances—not something a real estate agent should answer with a blanket yes.

Homeowners insurance isn't a roof-replacement savings account.

TDI states plainly that an insurance company won't pay for a new roof simply because it is old or worn out. A covered event, policy terms, deductible, coverage type, and actual damage all matter.

If you believe the roof has legitimate storm damage, talk with your insurance professional about your coverage and options.

Don't assume.

What if a buyer's inspector finds roof problems after we're under contract?

Then we're potentially having the same conversation later—except now we're having it with a contractual deadline running.

Depending on the findings and contract, a buyer might:

• Ask the seller to make repairs.
• Request roof replacement.
• Seek a negotiated financial concession or price adjustment.
• Obtain further evaluation.
• Decide the condition is acceptable.
• Exercise contractual rights available to the buyer.

The seller isn't automatically required to agree to every buyer request.

But significant roof issues can create additional complications if the buyer's lender or insurance company also becomes concerned.

That's why sometimes dealing with a known problem before listing creates a cleaner transaction.

The key word is sometimes.

Is replacing the roof before listing ever a smart move?

Absolutely.

A pre-listing replacement can make sense when there's a documented material problem and replacement is the most sensible solution.

Potential advantages may include:

Better marketability. A documented new roof can remove a significant buyer objection.

Insurance appeal. A newer roof may be easier for buyers to insure, although policy terms vary by carrier.

Cleaner negotiations. You've potentially removed one large-ticket item from the inspection discussion.

Better documentation. The seller can provide legitimate information about installation date, materials, contractor, warranties, and permits when applicable.

TDI also notes that some insurers may offer discounts for certain new or more damage-resistant roofing materials, though discounts and eligibility vary.

When might I NOT replace the roof before selling?

This is equally important.

I wouldn't recommend replacing a roof merely because:

It's not brand new.

Or because:

A neighbor replaced theirs.

Or my personal favorite:

Somebody told me buyers like new roofs.

Buyers also like new kitchens, new HVAC systems, new windows, new flooring, and probably a new truck in the driveway.

That doesn't mean we're buying all of those for them.

If the roof is functional and insurable and doesn't present a material problem, spending a substantial amount of money before listing may not produce an equivalent return.

That's a pricing and positioning decision.

What documents should I gather if my roof was previously replaced or repaired?

Before listing, try to locate:

• Installation invoice.
• Contractor information.
• Approximate installation date.
• Material/product information.
• Warranty documents.
• Transfer instructions for transferable warranties.
• Insurance claim documentation when applicable.
• Permits or inspections when applicable.
• Records of subsequent repairs.

This becomes particularly important because the current TREC Seller's Disclosure Notice asks sellers about known roof defects or malfunctions and also separately asks about previous structural or roof repair.

The disclosure is about what the seller knows—not what the seller hopes nobody asks about.

What should I do before putting my Cleburne home on the market?

This is where I want to get involved before you start spending money.

At Texan Heritage Realty Group, we'd rather walk through the property, discuss the roof's known history, look at the competitive market, and identify potential obstacles before deciding on the strategy.

There are generally several possibilities:

The answer should be based on your house, not a generic seller checklist.

Should I replace my roof just to get more money for my house?

Not without running the numbers.

Replacing a roof may improve marketability and reduce transaction risk, but that doesn't automatically mean a buyer will increase the purchase price dollar-for-dollar by whatever you spent.

Sometimes the financial benefit is less about increasing the asking price and more about preventing a significant obstacle from killing or renegotiating the transaction.

Those are two different things.

Thinking about selling a house in Cleburne?

Before you replace the roof, remodel the kitchen, install new flooring, or start spending money because somebody told you that's what sellers are supposed to do, contact Texan Heritage Realty Group.

We'll walk through the house and help you identify which improvements may actually matter to your sale.

Sometimes the best advice we can give you is:

Fix it.

And sometimes it's:

Please put the checkbook away.

Frequently Asked Questions

Can I sell a Cleburne house with an old roof?

Potentially, yes. Roof age alone doesn't answer the question. Condition, buyer expectations, pricing, insurance availability, financing, and the overall transaction all matter.

Will homeowners insurance cover a new roof because mine is old?

Generally, don't assume so. TDI states that insurance doesn't pay for a new roof merely because the existing roof is old or worn out. Covered damage and policy terms matter.

What's the difference between replacement cost and actual cash value roof coverage?

Replacement-cost coverage generally pays based on current repair/replacement cost subject to the policy and deductible. Actual-cash-value coverage accounts for depreciation, so an older roof may result in a smaller claim payment.

Do I have to disclose previous roof repairs?

The current TREC Seller's Disclosure Notice asks about known roof defects/malfunctions and separately asks whether the seller is aware of previous structural or roof repair. Whether the statutory disclosure is required depends on the transaction and applicable exceptions.

Should I get a roof inspection before listing?

It can be helpful in certain circumstances, especially if there are known concerns or uncertainty about condition. It isn't automatically necessary for every seller. Discuss the property-specific strategy before ordering inspections or repairs.

The Bottom Line

Don't replace a roof simply because you're selling.

And don't ignore a legitimate roof problem simply because you're hoping the buyer won't notice it.

Find out what you have.

Understand the insurance implications.

Gather your documentation.

Then decide whether repairing, replacing, pricing appropriately, or addressing the issue through negotiation makes the most sense.

If you're considering selling in Cleburne or Johnson County, reach out to the Texan Heritage Realty Group team before you start writing checks.

About Jason Cech

Jason Cech is a Broker Associate with Fathom Realty and team leader of Texan Heritage Realty Group. Licensed since 2017, Jason has personally closed more than 550 transactions and helps homeowners throughout Cleburne, Johnson County, and surrounding North Texas communities prepare, position, and negotiate the sale of their homes.

Disclaimer: Texan Heritage Realty Group is powered by Fathom Realty. This article provides general educational information and isn't legal, roofing, engineering, insurance, lending, or tax advice. Insurance policies and property conditions vary. Consult the appropriate licensed professionals for advice regarding your specific circumstances. TREC notices should be provided as required. Equal Housing Opportunity.

Should I Get a Survey Before Buying Acreage in Johnson County, Texas?

By Jason Cech, Broker Associate | Texan Heritage Realty Group, Fathom Realty
Updated September 2026

Quick Answer: When buying acreage in Johnson County, Texas, a current survey can be one of the most important pieces of your due diligence. A survey can help identify the property's boundaries, improvements, easements, encroachments, access issues, and other matters that may not be obvious when you walk the land. An existing survey may sometimes be acceptable to the title company and lender, but acreage buyers should not assume an old survey is adequate simply because one exists.

Buying five or ten acres isn't quite the same as buying Lot 12, Block 4 in a subdivision.

When you're buying acreage around Cleburne, Godley, Joshua, Grandview, Alvarado, Rio Vista, or elsewhere in Johnson County, you're not just buying a house.

You're buying the dirt.

And before you own that dirt, you need to understand exactly what you're buying.

What does a property survey actually tell a Texas buyer?

A real property survey is prepared by a registered professional land surveyor and depicts the property and certain physical and boundary-related conditions.

Depending on the survey and property, it may help identify things such as:

• Boundary lines and dimensions.
• Location of the home and other improvements.
• Fences relative to surveyed boundaries.
• Easements.
• Encroachments.
• Roads and access.
• Buildings, barns, shops, or other improvements.
• Other conditions relevant to the surveyed property.

That's especially important with acreage because what you see on the ground isn't necessarily the legal boundary.

That fence that's been there for 40 years?

It may follow the property line.

It may also follow where somebody's grandfather decided a fence was convenient 40 years ago.

Those are not necessarily the same thing.

Do I need a new survey if the seller already has one?

Not always.

Under the current TREC resale contract, the parties can select among several survey arrangements. One allows the seller to furnish an existing survey along with the applicable Texas Department of Insurance residential real property affidavit or declaration. If the title company or buyer's lender doesn't accept the existing survey or related affidavit/declaration, the contract addresses obtaining a new survey and which party will pay based on the selections made in the contract.

Texas title-insurance rules also allow a title company, under certain circumstances, to accept an existing survey for residential real property. Importantly, the title company must find the survey acceptable.

So the right question isn't:

Is there already a survey?

It's:

Is the existing survey current enough, accurate enough, and acceptable for this transaction?

When would I seriously consider getting a new survey?

There are several situations where an acreage buyer should give a new survey serious consideration.

For acreage, I would rather discover a problem while we still have an opportunity to investigate it than after the buyer owns the property.

Is a fence the same thing as the property line?

No.

This deserves its own section because it comes up constantly with acreage.

A fence is a physical improvement.

A boundary is a surveyed/legal matter.

Sometimes they line up beautifully.

Sometimes they don't.

If you're buying land because you need a certain amount of fenced pasture, want to construct a shop, intend to build another home, or simply want to know where your property ends and the neighbor's begins, don't assume the fence answers that question.

What about easements?

This is where the survey and title commitment should be reviewed together.

A title commitment may identify recorded easements and other exceptions affecting the property. A survey can help show the physical relationship of certain matters to the land.

For example, imagine you've found the perfect five-acre property outside Godley.

You already know exactly where your 40-by-60 shop is going.

Then you discover there's an easement running directly through that part of the property.

That's something I'd prefer to learn before you pour concrete.

The current TREC resale contract provides a mechanism for buyers to make timely objections to certain defects, exceptions, or encumbrances disclosed by the survey or title commitment, subject to the specific terms and deadlines written into the contract.

Those deadlines matter.

Does a survey tell me whether I can use the property however I want?

No.

This is another big acreage misconception.

A survey is only one part of rural-property due diligence.

Depending on the property and your intended use, we may also need to investigate:

Restrictions: Are there deed restrictions affecting what you can build or how you can use the property?

Access: Is there legal and practical access?

Utilities: Where are electric and other available utilities located?

Water: Is there a well, rural water provider, or another source?

Septic: What system serves the property, and what do we know about it?

Flood/drainage: Are portions of the property affected?

Minerals: What rights have previously been reserved or conveyed?

Agricultural use: Does the property currently receive agricultural/open-space special appraisal, and does the buyer's intended use fit with continuing qualification?

Future improvements: Can the buyer realistically build the shop, barn, second residence, arena, or other improvement they envision?

This is why I tell acreage buyers:

Don't just investigate the house. Investigate the dirt.

Should I order a survey before or after making an offer?

Usually, survey obligations are addressed in the contract itself.

The current TREC resale contract contains specific selections for an existing survey, a buyer-obtained survey, or a seller-obtained new survey, including deadlines and expense allocations.

That means the survey conversation should happen while we're preparing the offer, not two weeks later when someone suddenly remembers we need one.

Your intended use matters, too.

If you tell me you're buying five acres because you want:

• A 3,000-square-foot shop.
• Horses.
• RV storage.
• A second residence.
• A business operation.
• Future subdivision potential.

...those goals change the questions we should be asking before closing.

Why is a survey especially important when buying Johnson County acreage?

Johnson County offers a wide variety of properties.

You can go from a residential neighborhood in Cleburne to larger tracts around Godley, Joshua, Grandview, Rio Vista, Venus, or Alvarado surprisingly quickly.

With rural and acreage property, there can be more moving parts than with a typical subdivision transaction.

The survey is one piece of the larger picture.

At Texan Heritage Realty Group, we want to know why you're buying the acreage, because that helps determine what needs to be investigated.

A beautiful property isn't much help if it can't reasonably accommodate the reason you bought it.

Thinking about buying acreage in Johnson County?

Start your search with the Texan Heritage Realty Group team before you fall in love with a property based solely on the house, trees, or acreage number.

We help buyers throughout Cleburne, Godley, Joshua, Grandview, Alvarado, and surrounding North Texas communities evaluate the entire property—not just what's inside the front door.

Frequently Asked Questions

Does the seller have to pay for a new survey in Texas?

Not automatically. The TREC contract contains selections addressing whether an existing survey will be provided or a new survey obtained and who bears the expense in various circumstances. Read the completed contract rather than assuming the buyer or seller always pays.

Can the title company accept an old survey?

Potentially. Texas title-insurance rules permit title companies to accept existing surveys in qualifying circumstances, but the survey must be acceptable to the title company.

Does the survey show easements?

A survey can depict relevant easement information, but buyers should review the survey together with the title commitment and exception documents rather than relying on one document alone.

Does a survey prove that I can build a shop?

No. A survey can provide critical information about the property, but restrictions, easements, setbacks, permitting requirements, utilities, septic requirements, and other issues may affect a proposed improvement.

Should I survey acreage if I'm paying cash?

Paying cash eliminates a lender from the transaction; it doesn't eliminate boundary, easement, encroachment, or access concerns. Whether a new survey makes sense depends on the property and transaction.

The Bottom Line

When you're buying acreage in Johnson County, don't assume the fence is the boundary, the old survey is good enough, or five acres automatically means you can do whatever you want with five acres.

Understand what you're buying.

A survey, title commitment, property inspection, and appropriate rural-property due diligence can answer very different questions—and together they can help you make a much more informed purchase.

Ready to start looking for acreage? Contact the Texan Heritage Realty Group team and tell us what you actually want to do with the property. That's where the search should begin.

About Jason Cech

Jason Cech is a Broker Associate with Fathom Realty and team leader of Texan Heritage Realty Group. Licensed since 2017, Jason has personally closed more than 550 real estate transactions and works with residential, acreage, land, and farm-and-ranch clients throughout Johnson County and surrounding North Texas communities.

Disclaimer: Texan Heritage Realty Group is powered by Fathom Realty. This article is for general educational purposes and is not legal, surveying, title, engineering, tax, lending, or land-use advice. Contract rights depend on the executed agreement and circumstances. Consult a Texas real estate attorney, registered professional land surveyor, title company, lender, governmental authority, or other qualified professional when appropriate. TREC notices should be provided as required. Equal Housing Opportunity.

Should I Repair My House Before Selling It in Cleburne, Texas?

Short answer: Probably some things—but rarely everything. Before listing a Cleburne home, sellers should generally prioritize repairs that could affect buyer confidence, inspections, financing, insurability, or the home's first impression. Major deferred maintenance, active leaks, obvious electrical or plumbing problems, damaged exterior components, and unfinished projects deserve more attention than replacing perfectly functional finishes simply because they're dated.

The better question isn't:

“What can I fix?”

It's:

“Which improvements are most likely to help me sell—and which ones am I unlikely to get back?”

Should I renovate my Cleburne house before listing it?

Usually not from top to bottom.

One of the biggest mistakes sellers make is spending $30,000 preparing a house for the market when $5,000–$10,000 of strategically selected work might have accomplished the objective.

Every property is different, but I generally divide pre-listing work into four categories:

The fourth category is where sellers often overspend.

Your buyer may not share your taste.

Putting in the backsplash you love three weeks before selling doesn't guarantee a buyer will pay you back for it.

What repairs should Cleburne sellers prioritize?

Start with the things buyers are most likely to notice or investigate.

Active water problems

A stain on a ceiling may be from an old leak that was repaired years ago.

But buyers don't know that.

If there's an active roof or plumbing leak, deal with the source. If a previous leak has been repaired, documentation can help explain what happened and what was done.

HVAC problems

North Texas buyers pay attention to air conditioning.

A system doesn't have to be new simply because it's older, but a system that isn't cooling properly is different from a functioning older unit.

Electrical and plumbing concerns

Visible safety or functional issues deserve consideration before the property reaches the market.

Foundation or structural concerns

Don't casually diagnose these yourself.

If there are legitimate indications of movement or structural concerns, talk with appropriate professionals before deciding how to address them.

Obvious deferred maintenance

Rotten exterior wood, damaged doors, broken fixtures, deteriorated caulking, peeling paint in conspicuous areas, damaged fencing, and unfinished DIY projects can collectively make a buyer wonder:

“What else hasn't been maintained?”

That's bigger than the cost of any individual repair.

What shouldn't I automatically replace?

A seller doesn't necessarily need:

• a new kitchen because the cabinets are dated,
• new flooring throughout because the current flooring isn't trendy,
• a new HVAC system merely because the existing one is older,
• a new roof simply because it isn't new,
• designer fixtures,
• expensive landscaping, or
• a full bathroom remodel.

Condition matters.

Function matters.

Price positioning matters.

But new isn't automatically necessary.

Should I get a pre-listing inspection?

Sometimes.

A pre-listing inspection can help a seller discover issues before a buyer discovers them.

That can be valuable for an older property, a home the seller hasn't occupied recently, or a property where the seller genuinely doesn't know the condition of important systems.

But it isn't automatically the right move for every listing.

Before ordering one, discuss how the information could affect disclosure obligations and your selling strategy.

Texas sellers should also understand that the Seller's Disclosure Notice is about the seller's knowledge of the property's condition; it's not a substitute for a buyer's inspection and isn't a warranty. TREC updated its Seller's Disclosure Notice in 2026, with the current Form 55-1 effective May 28, 2026.

Do Texas sellers have to disclose problems even if they're selling “as is”?

“As is” and disclosure are different issues.

For transactions in which Texas Property Code §5.008 applies, the seller must provide the required property-condition disclosure, subject to statutory exceptions. The current TREC Seller's Disclosure Notice is designed to address those statutory disclosures.

And selling “as is” doesn't necessarily prevent a buyer from inspecting the property or attempting to negotiate repairs later.

TREC specifically explains that under its contract framework, buyers can inspect and potentially negotiate specific repairs during an applicable option period.

That's why “We'll just sell it as-is” isn't a complete pricing or negotiation strategy.

Is it better to repair something or offer the buyer a credit?

That depends heavily on the problem.

Consider a worn-out carpet.

Replacing it before listing may improve photography and first impressions—but the buyer may prefer different flooring.

Now consider an active plumbing leak.

Leaving that unresolved can raise concerns about water damage, inspections, insurance, and overall maintenance.

Those aren't equivalent decisions.

A strong pre-listing strategy evaluates:

Cost to repair → effect on presentation → likelihood buyer objects → potential financing/insurance impact → expected effect on price and marketability.

What about improvements that photograph better?

Those can matter more than sellers think.

Before spending heavily, I'd look at relatively inexpensive presentation items:

Deep cleaning. Decluttering. Touch-up paint. Lighting. Landscaping cleanup. Pressure washing where appropriate. Removing unfinished projects. Minor hardware/fixture repairs.

Professional photography can showcase a well-prepared home.

It can't make clutter disappear or finish the baseboard that's been missing since 2022.

Should I make repairs before pricing the house?

Ideally, the two decisions happen together.

There are essentially three strategies:

Repair and price accordingly

Make selected improvements and position the home against better-condition competition.

Sell in current condition and price accordingly

Spend less before listing but recognize that condition becomes part of the buyer's value calculation.

Split the difference

Address the items most likely to create objections while leaving optional cosmetic improvements for the next owner.

For many sellers, this third strategy makes the most sense.

Why does this matter particularly in Cleburne?

Cleburne housing isn't one uniform product.

We may be comparing an older home near the city's established core, a newer subdivision home, acreage outside town, a remodeled property, or a house that hasn't been updated in decades.

A repair that materially improves one property's marketability might accomplish almost nothing on another.

That's why your pre-listing repair plan should be based on your home, your competition, your likely buyer, and your expected net proceeds—not a generic internet checklist.

The best time to call your Realtor isn't after you've remodeled

One of my favorite conversations with a future seller happens before they spend the money.

Walk the house with us.

Show us what you're thinking about replacing.

Then we can tell you where we'd put the money—and just as importantly, where we wouldn't.

We've had plenty of conversations where the most valuable advice we could give a seller was:

“Don't spend money on that.”

Thinking about selling in Cleburne?

Before calling contractors, schedule a pre-listing consultation with the Texan Heritage Realty Group Team.

We'll walk through the property, look at competing homes, discuss likely buyer objections, and build a preparation strategy around your expected return—not simply making everything new.

Texan Heritage Realty Group is affiliated with Fathom Realty and serves sellers throughout Cleburne, Johnson County, and surrounding North Texas communities.

Frequently Asked Questions

Should I replace my roof before selling?

Not automatically. Its condition, remaining functionality, evidence of damage, insurance considerations, buyer financing, pricing strategy, and expected cost all matter. Have legitimate concerns evaluated before deciding.

Should I replace old HVAC before selling?

Age alone isn't necessarily the deciding factor. A functioning older system presents a different situation from a system that doesn't adequately heat or cool the home. Evaluate condition, expected buyer reaction, and economics.

Is fresh paint worth it before selling?

Often, targeted painting can offer good presentation value, particularly when walls are heavily marked, colors are unusually personalized, or repairs have left mismatched areas. That doesn't necessarily mean repainting the entire house.

Should I remodel my kitchen before listing?

Usually not without first comparing the cost with likely market benefit. A clean, functional, dated kitchen can sometimes be marketed more profitably than spending heavily on a rushed renovation chosen for a buyer you've never met.

Can I sell my Cleburne home as-is?

Potentially, yes, but “as is” doesn't eliminate applicable disclosure requirements or necessarily prevent an applicable buyer from inspecting and negotiating during the transaction. Pricing and marketing need to reflect the property's actual condition.

Should I get estimates before listing?

For a known significant issue, an estimate or professional evaluation can be useful. It gives you better information for deciding whether to repair, adjust price, or prepare for buyer negotiations.

About Jason Cech

Jason Cech is a Broker Associate with Fathom Realty and Team Leader of Texan Heritage Realty Group. With approximately a decade in real estate and more than 550 personal closings, Jason and the THRG Team help homeowners throughout Cleburne, Johnson County, and surrounding North Texas prepare, position, negotiate, and sell their homes.

Integrity. Tradition. Excellence.

Final CTA: Thinking about selling your Cleburne home in the next 3–12 months? Contact Texan Heritage Realty Group before you start spending money on repairs. A 30-minute conversation could change where you put thousands of dollars.

Disclaimer: Texan Heritage Realty Group is affiliated with Fathom Realty. This article provides general real estate information and isn't legal, tax, inspection, engineering, insurance, or contracting advice. Property condition and disclosure obligations vary. Consult appropriate licensed professionals when needed. TREC does not endorse or recommend individual license holders. Equal Housing Opportunity.

Does an Agricultural Exemption Transfer When You Buy Acreage in Johnson County, Texas?

Short answer: Don't assume that an “ag exemption” automatically follows the land when acreage changes ownership. What Texans commonly call an ag exemption is generally a special agricultural or open-space appraisal based on productivity rather than a blanket tax exemption, and the new owner needs to understand the property's qualification history, intended use, local appraisal requirements, and potential rollback-tax consequences before purchasing.

This is one of the most misunderstood parts of buying acreage around Cleburne, Godley, Joshua, Grandview, Alvarado, and rural Johnson County.

A listing may advertise:

“AG EXEMPT!”

That's useful information.

But it shouldn't end your investigation.

Is an “ag exemption” actually an exemption in Texas?

Usually, that's not the most accurate terminology.

The Texas Comptroller of Public Accounts explains that qualifying agricultural and open-space land may be appraised according to its productivity value rather than market value. That productivity value is usually lower than market value.

That's why you'll often hear agents, owners, and buyers call it an “ag exemption.”

But you're generally talking about a special appraisal of qualifying land.

The distinction matters because buyers sometimes hear “exempt” and mistakenly assume the property simply doesn't have property taxes.

It does.

Does acreage qualify simply because it's in the country?

No.

This is one of the most important things an acreage buyer can understand.

The Comptroller's agricultural appraisal manual states that land doesn't qualify simply because it's rural, open, or loosely connected to agriculture. The owner has to establish the applicable statutory requirements.

For common 1-d-1 open-space agricultural appraisal, the Comptroller identifies requirements including current principal agricultural use at the generally accepted degree of intensity and a qualifying history of agricultural or timber production—generally at least five of the preceding seven years, with additional considerations for certain property within incorporated areas.

So:

“It's 10 acres” does not automatically equal “it qualifies for ag.”

Neither does putting a couple of animals on it after closing.

What should I verify before buying ag-appraised acreage?

Before assuming the current tax treatment will continue, investigate:

For Johnson County property, the appropriate local authority is the Central Appraisal District of Johnson County. Its published information directs agricultural-appraisal questions to its agricultural department, and its office is in Cleburne.

What happens after I purchase acreage already receiving agricultural appraisal?

Don't assume the seller's paperwork simply becomes yours forever.

The buyer should verify the process with the appraisal district.

Johnson County CAD's published taxpayer information has specifically advised that new owners of property already receiving agricultural treatment receive an agricultural application. Procedures and deadlines can change, so confirm the current requirements for the tax year in which you purchase rather than relying on an old listing, previous owner's paperwork, or what somebody remembers doing five years ago.

That's one reason we recommend treating the appraisal district as part of your acreage due diligence.

What are rollback taxes?

This is where the subject becomes much more important than simply saving money on annual property taxes.

The Texas Comptroller explains that when qualifying agricultural land changes to a non-agricultural use, a rollback tax can apply.

For qualifying open-space agricultural land, the Comptroller currently describes that rollback as the difference between taxes paid on the agricultural value and taxes that would have been paid based on the higher market value for each of the previous three years, subject to applicable statutory exceptions.

That means your future plans matter.

Suppose you're buying acreage because you eventually want to:

• subdivide it,
• develop part of it,
• build additional residences,
• convert it to a commercial use, or
• stop the agricultural activity supporting its qualification.

Those plans deserve investigation before closing, not after you own the land.

Does the house receive the agricultural appraisal too?

Don't assume it does.

Texas appraisal guidance distinguishes qualified open-space land from improvements and residential portions of rural property. The Comptroller's classification guidance notes that residences and the nonqualifying rural land directly attributed to residences are treated separately from qualifying open-space acreage.

This explains why looking only at an acreage property's current total tax bill can be misleading.

Ask for the actual appraisal record.

How does this fit into the rest of acreage due diligence?

Agricultural appraisal is only one piece.

A Johnson County acreage buyer may also need to investigate:

Survey and boundaries — Is there a current survey, and do the fences actually follow the boundary?

Access and easements — Does the property have appropriate legal and physical access?

Water — Rural water or private well? The Texas Water Development Board recommends investigating well records and applicable groundwater-district requirements when buying property served by a private well.

Septic — Johnson County Development Services handles OSSF permitting in its jurisdiction, and TCEQ regulates the broader state framework.

Restrictions — “No HOA” doesn't necessarily mean “no restrictions.”

Minerals — Surface ownership and mineral ownership aren't necessarily the same thing. TREC even provides a specific addendum for transactions where a seller reserves all or part of the mineral estate.

Floodplain and drainage — Especially important when evaluating where future improvements could go.

Intended use — Horses? Cattle? Shop? RV? Second residence? Business? Subdivision?

The question isn't merely:

“Do I like this property?”

It's:

“Can I use this property the way I intend to use it?”

A better acreage-buying checklist

Before your option or due-diligence deadlines expire, investigate the property based on what you're actually planning to do with it.

A buyer wanting two horses has a different due-diligence list than someone planning a 5,000-square-foot shop.

A buyer who wants privacy has a different list than someone planning to subdivide.

And somebody buying 40 acres for an active agricultural operation has a very different set of questions than somebody buying five acres because they don't want to see their neighbor.

Buying acreage in Johnson County?

Texan Heritage Realty Group works throughout Johnson County and surrounding North Texas communities where wells, septic systems, agricultural appraisal, barns, shops, easements, restrictions, minerals, and land-use questions are part of the transaction.

Before you fall in love with the house, make sure the dirt works too.

Reach out to the Texan Heritage Realty Group Team with Fathom Realty to start your acreage search.

Frequently Asked Questions

How many acres do I need for an ag exemption in Johnson County?

There isn't a single statewide acreage number that automatically makes property qualify. Qualification depends on applicable law, agricultural use, history, local degree-of-intensity standards, and other factors. Verify a specific tract with Johnson County CAD before relying on a listing claim.

Can I buy ag-appraised property and stop farming it?

You can buy property and change its use, but changing qualifying land to a non-agricultural use may affect its special appraisal and may trigger rollback taxes. Investigate the tax implications before making the change.

Does having livestock automatically qualify my land?

No. The Comptroller says qualifying land must satisfy applicable agricultural-use and intensity requirements; merely having a rural tract or some agricultural connection doesn't automatically qualify it.

Can wildlife management qualify?

Potentially. Texas recognizes wildlife management as an agricultural use under specified circumstances, including prior qualification requirements and active use involving at least three of seven statutory wildlife-management practices.

Who should I call about a Johnson County property's current agricultural appraisal?

The Central Appraisal District of Johnson County is the local authority for appraisal questions. Its published contact information includes a dedicated agricultural-appraisal email.

About Jason Cech

Jason Cech is a Broker Associate with Fathom Realty and Team Leader of Texan Heritage Realty Group. With approximately a decade in real estate and more than 550 personal closings, Jason and THRG serve buyers and sellers throughout Johnson County and surrounding North Texas, including acreage, residential, and rural-property transactions.

Integrity. Tradition. Excellence.

Final CTA: Thinking about buying acreage around Cleburne, Godley, Joshua, Grandview, Alvarado, or elsewhere in Johnson County? Reach out to Texan Heritage Realty Group before you start touring. The house is only one part of an acreage purchase.

Disclaimer: Texan Heritage Realty Group is affiliated with Fathom Realty. This content is general information, not legal, tax, appraisal, surveying, engineering, environmental, or land-use advice. Verify a property's qualification, taxes, restrictions, boundaries, utilities, and intended use with the appropriate governmental agencies and licensed professionals. TREC does not endorse or recommend individual license holders. Equal Housing Opportunity.

Do I Have to Disclose Previous Foundation Repairs When Selling a House in Texas?

By Jason Cech, Broker Associate | Texan Heritage Realty Group, Fathom Realty
Updated September 2026

Quick Answer: If the Texas Seller's Disclosure Notice applies to your transaction, a seller should disclose known information responsive to the notice. The current TREC Seller's Disclosure Notice specifically asks about known foundation/slab defects or malfunctions and separately asks whether the seller knows of previous structural or roof repair. Previous foundation repair doesn't automatically make a house difficult to sell—but poor disclosure, missing documentation, and surprises can create unnecessary problems.

If my foundation was repaired, why disclose it if it isn't currently broken?

Because the disclosure doesn't ask only whether your foundation has a problem today.

The current TREC Seller's Disclosure Notice, Form 55-1, effective May 28, 2026, asks sellers whether they're aware of known defects or malfunctions involving the Foundation/Slab(s).

It separately asks whether they're aware of Previous Structural or Roof Repair.

Those are different questions.

A professionally repaired foundation with documentation and a transferable warranty can tell a very different story than unexplained movement with no paperwork.

Trying to make the history disappear doesn't make the property better.

Documentation does.

What is the Texas Seller's Disclosure Notice?

Texas Property Code §5.008 establishes a seller-disclosure requirement for covered residential real property transactions and also contains statutory exceptions.

TREC's current Form 55-1 is designed to address the information required under that statute. TREC states that the form applies to sellers of previously occupied single-family residences when the disclosure requirement applies.

The form asks about numerous property conditions, including known defects or malfunctions involving:

• Foundation/slabs.
• Roof.
• Plumbing, sewer, and septic.
• Electrical systems.
• Walls.
• Floors.
• Other structural components.

It also asks separately about conditions including settling or soil movement and previous structural or roof repair.

Does previous foundation repair mean something is currently wrong?

No.

That's an important distinction.

A previous repair is history.

A current defect is a current condition.

Those can overlap, but they aren't automatically the same thing.

For example, a homeowner might have had foundation repairs professionally completed years ago, retained engineering documentation and warranty information, and experienced no known subsequent problem.

That's a much different factual situation from a seller who currently observes movement, sticking doors, new cracking, plumbing problems, or another condition that hasn't been evaluated.

The seller should answer disclosure questions based on the seller's actual knowledge.

When legal uncertainty exists, consult a Texas real estate attorney rather than guessing.

What documentation should I gather before listing?

If you've previously had foundation work, start building the file before the house goes on the market.

Look for:

1. Original foundation evaluation.
2. Engineering reports.
3. Repair proposal.
4. Final paid invoice.
5. Pier or repair-location diagram.
6. Plumbing test records, if applicable.
7. Warranty documentation.
8. Warranty-transfer requirements.
9. Follow-up engineering or inspection reports.
10. Drainage work related to the foundation, if applicable.

Not every homeowner will have every document.

That's okay.

The goal isn't to manufacture a perfect file.

The goal is to organize the legitimate information you actually have.

What if I can't find the paperwork?

Start looking early.

Contact the foundation company if it's still operating.

Search old email.

Look through warranty files.

Check closing documents from when you purchased the home.

Look for engineering reports, invoices, or repair diagrams.

If you genuinely don't know something, don't invent an answer.

And don't turn:

I don't remember

into:

It never happened.

Those aren't the same statement.

Will previous foundation repair scare buyers away?

Some buyers will have concerns.

But previous repair doesn't automatically make a house unsellable.

What buyers generally dislike even more than a repair history is uncertainty.

Consider these two conversations.

House A: The foundation was repaired. Here is the engineering report, repair diagram, paid invoice, warranty, and follow-up information.

House B: We think somebody did some foundation work sometime. Maybe on that side. We're not really sure.

Which conversation would you rather have with a buyer?

Exactly.

Documentation can turn an unknown into something the buyer, inspector, engineer, lender, insurer, and agent can actually evaluate.

Should I have the foundation inspected before listing?

Maybe.

Not every drywall crack requires an engineering study.

And not every house with previous foundation repair needs another repair.

If there are current signs that concern you—or significant uncertainty about previous work—it may be appropriate to consult a qualified foundation professional or engineer before listing.

The key is not to diagnose the property yourself.

A crack is an observation.

The cause of the crack is a different question.

Should I repair a foundation before selling?

Again, not automatically.

This is why we want to evaluate the property before the seller starts spending money.

There are several possible strategies:

The correct answer depends on the actual property.

What if the foundation was repaired before I owned the house?

The relevant disclosure questions concern the seller's knowledge.

If you know previous structural repair occurred, the fact that someone else owned the property when the work was completed doesn't erase what you now know.

Answer applicable disclosure questions accurately.

If you're unsure about your legal obligation, consult an attorney.

Does selling the house as-is eliminate disclosure obligations?

Don't assume that it does.

Selling a property in its present condition and disclosing known information are separate concepts.

The current TREC disclosure framework exists independently of a seller simply preferring not to perform repairs. Whether a particular transaction falls under the statutory disclosure requirement depends on Texas law and any applicable exceptions.

Putting AS-IS in capital letters doesn't make property history disappear.

Are all Texas sellers required to complete a Seller's Disclosure Notice?

No.

Texas Property Code §5.008 contains exceptions to the disclosure requirement.

That's why sellers shouldn't rely on a generic internet article to determine whether they're exempt.

Your agent can help identify the issue, but if there's a legal question about whether an exemption applies or what must legally be disclosed, that's a conversation for a Texas real estate attorney.

Why does this matter in Cleburne and Johnson County?

Foundation conversations aren't unusual in North Texas.

But our strategy shouldn't be:

Texas has foundation movement. Everybody knows that.

We're selling your specific property.

If there's relevant history, we want to understand it, organize it, and position the property based on facts.

At Texan Heritage Realty Group, part of our pre-listing process is identifying issues that may become important later in the transaction.

I'd rather have the foundation conversation with our seller before listing than discover halfway through the buyer's option period that nobody knows what happened eight years ago.

Preparation gives us options.

Surprises take options away.

Thinking about selling a home with previous foundation work?

Contact Texan Heritage Realty Group before you start ordering repairs or worrying that previous foundation work automatically makes your home difficult to sell.

We'll help you organize what you know, identify the questions we need answered, and bring in the appropriate professionals when the issue falls outside the real estate agent's lane.

Frequently Asked Questions

Do I disclose foundation repair if it has a lifetime warranty?

A warranty doesn't erase the repair history. The current Seller's Disclosure Notice separately asks about previous structural or roof repair. Review the applicable disclosure requirements and provide accurate information based on your knowledge.

Does previous foundation repair mean my house has a foundation defect?

Not necessarily. Previous repair and a known current defect are separate factual issues.

Should I give a buyer my foundation warranty?

If legitimate warranty documentation exists, discuss it with your agent and determine transfer requirements. Documentation can help buyers understand the work that was performed.

What if I see new cracks after a previous repair?

New conditions may warrant further evaluation. Don't automatically assume the previous repair explains a new symptom.

What if the previous owner did the repairs?

If you know the repairs occurred, answer applicable disclosure questions based on what you actually know.

Can I just sell the house as-is?

An as-is sale does not automatically eliminate otherwise applicable disclosure obligations. Obtain legal advice when necessary.

The Bottom Line

Previous foundation repair isn't automatically the problem.

Unknown history, bad documentation, inaccurate disclosure, and surprises are the problems.

Gather the records you have.

Answer applicable disclosure questions based on what you actually know.

Get qualified professional advice when necessary.

And develop the selling strategy before the property hits the market.

If you're considering selling in Cleburne, Johnson County, or surrounding North Texas communities, contact the Texan Heritage Realty Group team and start the conversation before you start making repairs.

About Jason Cech

Jason Cech is a Broker Associate with Fathom Realty and team leader of Texan Heritage Realty Group. Licensed since 2017, Jason has personally closed more than 550 real estate transactions and helps homeowners throughout Cleburne, Johnson County, and surrounding North Texas communities prepare, position, negotiate, and sell their properties.

Disclaimer: Texan Heritage Realty Group is powered by Fathom Realty. This article is general educational information and isn't legal, engineering, inspection, insurance, tax, or lending advice. Disclosure obligations depend on the facts, property, transaction, and applicable law. Consult a Texas real estate attorney or other appropriate professional for advice concerning your circumstances. TREC notices should be provided as required. Equal Housing Opportunity.

What Should I Know Before Buying a House With Acreage in Johnson County, Texas?

Quick answer: Buying acreage in Johnson County requires more due diligence than simply inspecting the house. Before purchasing, buyers should investigate boundaries and surveys, deed restrictions and easements, water source, septic system, access, flood considerations, agricultural appraisal status, utilities, intended land use, and whether improvements such as barns, shops, fences, wells, or septic systems have the documentation you expect. Rural property can offer tremendous freedom, but “outside the city” does not mean “there are no rules.”

This is exactly the type of article I want us publishing more often because acreage is a genuinely different transaction.

You aren't just buying a house.

You're buying the dirt underneath it, the water serving it, the wastewater system, access rights, fences, easements, outbuildings, and potentially agricultural and mineral considerations.

Is Buying Acreage Different From Buying a House in Town?

Absolutely.

A typical subdivision home might have municipal water, sewer, platted boundaries, paved public streets, and fairly obvious utility connections.

A Johnson County acreage property could have:

• A private well
• Co-op or rural water
• Septic
• Propane
• Agricultural special appraisal
• Easements
• Private-road access
• Cross-fencing
• Barns and shops
• Stock tanks
• Multiple dwellings
• Mineral interests
• Deed restrictions
• No HOA—but still meaningful restrictions

That's why acreage buyers should investigate the land and infrastructure, not merely the residence.

Do I Need a Survey When Buying Texas Acreage?

A survey can be especially important on acreage.

You want to understand the property's actual boundaries and how improvements relate to them.

Questions may include:

Does the fence follow the property line?

Is the driveway entirely on the property?

Where are the easements?

Does a neighbor cross the property?

Do barns, shops, or other improvements create boundary concerns?

The larger the tract, the more dangerous it becomes to assume the fence is the legal boundary simply because it looks old enough to have known Sam Houston personally.

What Should I Know About a Private Water Well?

If the home is served by a private well, investigate it separately from the ordinary home inspection.

The Texas Water Development Board specifically recommends that buyers considering a home with a private well obtain the well report. Texas generally does not require a private owner to register a well statewide, although groundwater-conservation-district requirements may apply.

Questions to investigate include:

• Where is the well?
• Is a well report available?
• How old is it?
• What equipment serves it?
• What is its condition and production?
• Has the water been tested?
• Is the property within a groundwater conservation district?
• Does that district impose applicable rules?

Water-quality testing may also be appropriate. TWDB notes that testing options vary from basic bacteria testing to more comprehensive analyses.

What Should I Know About the Septic System?

Don't treat septic as “just another plumbing item.”

Texas calls these systems on-site sewage facilities, or OSSFs.

TCEQ says a permit and approved plan are generally required to construct, alter, repair, extend, or operate an OSSF, subject to specified exemptions. Local permitting programs can also impose requirements stricter than state minimums.

When buying, I want to investigate:

What type of system is it?

Where are the tank and disposal field?

Is documentation available?

Is there a maintenance contract?

Has it been serviced?

Are there signs of malfunction?

Could your future plans interfere with the disposal area?

TCEQ notes that a mortgage company may require an OSSF evaluation before sale, although such a sale evaluation is not itself universally required or regulated by TCEQ.

That's an important distinction.

Does “Ag Exempt” Mean I Don't Pay Property Taxes?

No—and this is terminology I want our content to get right.

What people commonly call an “ag exemption” is generally a special agricultural appraisal based on productivity rather than a complete exemption from property tax.

The Texas Comptroller explains that qualifying farm and ranch land can be appraised based on its capacity to produce agricultural products rather than market value, which is usually lower.

That can materially affect the land's taxable value, but buyers should investigate:

• What portion of the tract currently receives special appraisal?
• What qualifying use supports it?
• Can your intended use continue qualifying?
• What are the appraisal district's local intensity requirements?
• Could changing the use trigger rollback taxes?

For 1-d-1 agricultural appraisal, the Comptroller explains that eligibility generally includes agricultural use meeting the accepted degree of intensity and qualifying use during at least five of the preceding seven years.

What Are Rollback Taxes?

If qualifying land changes to a nonagricultural use, a rollback tax can be triggered.

The Comptroller currently explains that the rollback generally covers the previous three years in which the land received the lower agricultural appraisal, based on the difference between taxes under agricultural value and what would have been due under market value. Specific rules and exceptions apply.

Importantly, merely selling qualifying 1-d-1 land does not automatically mean the new owner owes rollback tax simply because ownership changed. The actual land use matters. The Comptroller's agricultural appraisal manual states that a rollback under 1-d-1 is triggered by ending agricultural use or an affirmative change of use, rather than merely losing qualification or filing plat documents by themselves.

Before changing how acreage is used, talk with the appraisal district and appropriate tax professional.

Can I Do Anything I Want With Land Outside Cleburne City Limits?

No.

This is one of the biggest misconceptions acreage buyers have.

For example, the City of Cleburne explains that within its ETJ, zoning and land use are generally not regulated by the city, but land division is regulated through the subdivision process. Other county, utility, septic, floodplain, deed-restriction, easement, and special-district requirements may still apply.

So if your dream is:

“I'll buy five acres, build three houses, put a shop over here, add another septic system, and subdivide two acres for Mom…”

We investigate that before closing.

Not after the bulldozer arrives.

What About Barns, Shops, Guest Houses, and Additional Homes?

Never assume acreage automatically means you can add anything you want.

Before purchasing for a specific future use, investigate applicable:

• Deed restrictions
• Easements
• Plat restrictions
• Septic capacity
• Water availability
• Utility availability
• Floodplain
• County development requirements
• City or ETJ issues where applicable
• Groundwater-district requirements
• Access

If the intended use is important enough that you wouldn't buy the property without it, make it part of your due diligence.

What About Mineral Rights?

Mineral ownership and surface ownership can be separate interests in Texas.

A listing saying “minerals negotiable” or “seller believes they own minerals” is not the same as verified mineral ownership.

For acreage where minerals materially matter to your decision, appropriate title and legal investigation may be warranted.

Johnson County Acreage Buyer Checklist

Before buying, investigate at least these areas:

1. Survey and boundaries
2. Legal and physical access
3. Restrictions and easements
4. Well or water provider
5. Septic system
6. Electricity and propane
7. Agricultural appraisal
8. Potential rollback-tax exposure
9. Floodplain and drainage
10. Barns, shops, fences, and improvements
11. Mineral considerations
12. Your intended future use

Looking for Acreage Around Cleburne or Johnson County?

This is where an agent experienced with acreage transactions earns their keep.

Texan Heritage Realty Group works with residential acreage, land, farm-and-ranch, and rural properties throughout Johnson County and surrounding North Texas communities. Our goal isn't simply to find land that looks good from the road. It's to help you ask the questions that determine whether it actually fits what you intend to do with it.

Frequently Asked Questions

Is an ag-exempt property tax-free in Texas?

No. Qualifying agricultural land may receive productivity appraisal rather than market-value appraisal. It is not simply exempt from property taxation.

Does an agricultural appraisal automatically transfer to me?

Don't assume continued qualification. Investigate the qualifying use, appraisal-district requirements, application requirements, and your intended use with the local appraisal district.

Should I test well water before buying?

For a private well, water-quality testing is a sensible due-diligence consideration. TWDB provides guidance and directs prospective purchasers to Texas groundwater resources specifically designed for private-well buyers.

Does a Texas home inspection include a full septic evaluation?

Don't assume that a standard home inspection substitutes for specialized OSSF evaluation. Determine the scope of your inspector's work and whether a separate qualified evaluation is appropriate.

Can I subdivide my acreage later?

Possibly, but never purchase based on that assumption without investigating the applicable subdivision, access, septic, utility, plat, county, and ETJ requirements first.

Is five acres automatically enough for horses or cattle?

Acreage alone doesn't answer that. Restrictions, available forage, water, improvements, local requirements, agricultural-appraisal standards, and the animals' needs all matter.

About Jason Cech

Jason Cech is a Broker Associate with Fathom Realty and team leader of Texan Heritage Realty Group in Cleburne. The team serves buyers and sellers across Johnson County and North Texas and has experience with residential homes, acreage, land, farm-and-ranch properties, and rural transactions.

Disclaimer: General information only; not legal, tax, engineering, environmental, surveying, water-well, septic, or appraisal advice. Verify property-specific matters with the applicable professional and government authority. Texan Heritage Realty Group is affiliated with Fathom Realty. Equal Housing Opportunity.

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