Thinking about trading Houston skyline views for Hill Country sunsets? You are not alone. Many Houston buyers are eyeing acreage from Georgetown into Burnet County for second homes, hobby ranches, or long-term investments. In this guide, you will learn where to focus, what a realistic trip looks like, how to evaluate utilities and site readiness, what costs to expect, and how to structure a confident offer. Let’s dive in.
Why Houston buyers choose the Hill Country
Buyer fit and property types
If you want privacy, views, and room to build, the Burnet to Georgetown corridor offers strong choices. Typical parcels marketed to Houston buyers range from 5 to 50 acres, with smaller estates closer to Georgetown and larger ranches deeper into Burnet County. You will see lifestyle properties for weekend use, investor-friendly tracts for land banking or short-term rental potential, and rural homesites for retirees seeking space.
What draws buyers is specific. Hilltop views, live oak and cedar cover, usable pasture, and privacy buffers matter. So does proximity to Austin-area services for medical and entertainment. Some buyers want city utilities near growth corridors. Others prefer fully rural setups for independence and seclusion.
Market drivers to watch
Williamson County, including Georgetown, has seen strong growth and demand. That pushes up values for land with fast access to Austin. Farther northwest into Burnet County, you can often find lower price-per-acre options. Those tracts can come with higher site-prep and utility costs, plus longer drive times from Houston. Value is highly parcel-specific based on access, utilities, views, and encumbrances like easements.
Drive-time reality from Houston
What to expect on the road
Plan for a 3 to 4-plus hour drive each way from Houston to the Burnet and Georgetown corridor. The exact time depends on your Houston starting point, the route, time of day, and weekend traffic. Approaching Austin, you may encounter toll roads and congestion, especially around I-35 on weekends and holidays.
Weekend-ready, not commuter-ready
This corridor fits weekend and seasonal use for Houston buyers. Routine daily commuting to Houston is not practical. High net worth buyers often treat this as a second-home region. Investors usually schedule focused due diligence trips and cluster vendor meetings to make the most of each visit.
Structure your first scouting trip
A disciplined plan saves time and money. Here is a proven three-day approach:
- Day 1: Recon. Drive the perimeter to confirm access, meet the listing agent, take photos, and note neighbors and road conditions.
- Day 2: Technical checks. Meet with a local surveyor, county permitting or planning staff, a representative from the electric cooperative, and a well driller or septic professional if available.
- Day 3: Deeper due diligence. Observe soils and erosion, meet a local contractor for rough estimates on driveway and power extension, and visit local title resources.
Bring a printed plat or survey, the parcel ID or APN, and GPS coordinates. Schedule meetings with utility providers and county offices in advance to avoid delays.
Field checklist for site visits
Use this quick checklist to keep your first pass organized:
- Confirm legal and physical access, including gates, rights of way, or private easements.
- Identify road type and maintenance responsibilities.
- Look for power poles, transformers, or nearby service.
- Note soils, slope, drainage, and any erosion concerns.
- Gauge nearby development pressure and noise sources.
Utilities and site readiness
Water wells and groundwater rules
On rural tracts, private water wells are the default. Public water is usually limited to municipal service areas. Well feasibility depends on local hydrogeology. If there is an existing well, confirm well logs and performance. Parts of Central Texas fall under Groundwater Conservation Districts with permitting or registration rules. You should verify the specific district and requirements for your parcel.
Septic systems and soils
Septic systems are common in the Hill Country. Permits, soil evaluations, and design approvals are handled by county health or environmental offices, with statewide rules administered by TCEQ. Limestone and rocky soils are common and can limit conventional septic options. In some cases, an engineered or drip system is needed, which affects cost and timelines. If your tract sits inside a municipal service area, public sewer may be required or available.
Electric, broadband, and co-ops
Electric service in rural areas is often provided by cooperatives. The service provider will determine line-extension costs, tap fees, and any easement needs. Distance from existing lines drives the budget. Broadband options vary widely. Fiber and cable tend to cluster near city corridors. Many rural tracts rely on fixed wireless or satellite. Always verify availability with providers during due diligence.
Access, roads, and driveways
Access can involve a mix of county-maintained paved roads, county gravel, or private easements. Confirm legal access and who is responsible for maintenance. If you need a new driveway onto a state highway, a TxDOT driveway permit may be required. County roads can have their own permit processes. Building a driveway and culvert is a common early project and should be included in your budget.
Land use, subdivision, and permits
If you plan to subdivide or create multiple homesites, county or municipal subdivision rules will apply. Williamson County and Burnet County have different standards. In the city or its extraterritorial jurisdiction, municipal rules may control. Building permits are typically city-issued inside city limits. Many rural county areas have limited or no county-level building permits. Always verify your exact jurisdiction early.
Mineral rights, surface use, and easements
In Texas, mineral ownership can be separate from surface ownership. Active leases, mineral reservations, or prior production can affect your use of the surface. Title review should determine mineral status and any surface-use agreements. Identify any pipelines, utility easements, or access easements that cross the property.
Environmental and flood factors
Check FEMA floodplain maps if you plan to build. Some parts of the Hill Country contain sensitive environmental features, including karst and spring systems. Recorded conservation easements or environmental restrictions may limit development. Understanding these constraints helps you avoid surprises and design a site plan that works.
Budgeting early: common cost ranges
Build a realistic early budget with ballpark ranges, then confirm with local vendors. Costs vary by parcel conditions and market timing.
- Water well drilling and completion: typically 5,000 to 30,000 or more depending on depth, formation, pump, and treatment.
- Septic installation: typically 7,000 to 30,000 or more based on system type, soils, rock, and permits. Engineered systems are higher.
- Electric line extension: co-op tap fees plus per-foot costs. A short tap near a line can be a few thousand dollars. Long extensions can range into tens or hundreds of thousands for long runs.
- Driveway and culvert: typically 2,000 to 25,000 or more depending on length, grading, and materials.
- Site clearing and pad: typically 5,000 to 50,000 or more based on acreage and tree removal.
- Survey, boundary: typically 2,000 to 10,000 or more based on acreage and complexity.
Limestone and rocky soils are common in the Hill Country. That often increases excavation, septic, and well costs. Always secure site-specific quotes.
How to craft a smart offer
Pre-offer preparation
Competitive buyers line up information before they write. Proof of funds can strengthen a cash offer. Request preliminary title documents when available to scan for mineral reservations, easements, or liens. Ask the seller for any survey, well logs, septic records, utility maps, and tax or assessment history.
Must-have contingencies
For raw or lightly improved acreage, keep critical protections in your contract. Common items include a survey contingency to verify boundaries and acreage, a title and mineral review window, and well and septic contingencies to test an existing well or run septic suitability checks. Include the right to perform environmental review if prior uses create risk. Verify legal access and resolve private road or easement questions. Request written electric line-extension estimates and water service confirmations where applicable. Build in time to secure title insurance and address survey or title exceptions.
Timelines to expect
Option or inspection periods for land often range from 10 to 30 days. Complex tracts may require more time. A new boundary survey can take 2 to 6 weeks depending on backlog and complexity. Well and septic studies can add 2 to 6 weeks. Many land deals close in 30 to 60 days. Cash buyers can sometimes close faster.
Competitive strategies
Cash offers are attractive to sellers. Escalation clauses can be used, but be careful not to outpace unseen site costs. Higher earnest money and non-refundable option fees may improve your position, but they increase risk. Most buyers keep key contingencies for survey, title and mineral review, and water or septic feasibility. That balance protects you without derailing negotiations.
Ownership and tax considerations
Investors often use LLCs for liability and privacy. High net worth buyers sometimes use trusts or LLCs. Consult your advisors on structure and tax planning. Texas offers an agricultural or open-space valuation that can lower property taxes when the land meets qualifying agricultural use and documentation requirements. Each county appraisal district administers those rules.
How Land Homes Texas helps Houston buyers
You want fewer surprises, faster timelines, and real clarity on what it will take to build. Land Homes Texas is a founder-led, integrated land brokerage with in-house civil engineering, project management, and entitlement coordination focused on Central Texas. Our team operates across Bertram, Burnet and the Highland Lakes, Georgetown, and the Austin exurban corridor with outreach to Houston buyers.
Here is how that helps you:
- Early feasibility, platting, and survey coordination so you know what is buildable and financeable.
- Utility and access due diligence with electric cooperatives, county offices, and water or septic professionals.
- Lender-ready documentation and market analysis that supports confident offers and clear closing timelines.
- Project management that turns raw acreage into shovel-ready or near-turnkey parcels for owners, builders, and investors.
If you want a team that treats your land purchase like the technical project it is, start with a focused feasibility review.
Ready to explore Hill Country acreage with a clear plan and a seasoned local team? Connect with Land Homes Texas to request a Feasibility Review and get your next step mapped out.
FAQs
How long is the drive from Houston to the Burnet and Georgetown area?
- Plan for a 3 to 4-plus hour drive each way depending on your Houston starting point, route, time of day, and weekend traffic.
What parcel sizes are most common near Georgetown and Burnet?
- Closer to Georgetown you will often see 5 to 20-acre estates, while deeper into Burnet County you will see 20 to 200-plus acre ranches and recreational tracts.
Will I have public water or sewer on a rural Hill Country tract?
- Rural parcels typically use private water wells and septic, while public water or sewer is more likely near municipal service areas and city corridors.
What should I prioritize in due diligence for Hill Country land?
- Confirm legal access, water well feasibility, septic suitability, electric line-extension costs, mineral rights status, subdivision rules, and any flood or environmental constraints.
How much does it cost to run power to a rural homesite?
- Electric line-extension costs vary by distance and configuration, ranging from a few thousand dollars near lines to tens or hundreds of thousands for long runs.
Is Hill Country land practical for daily commuting to Houston?
- No, the corridor is well-suited to weekend and seasonal use for Houston buyers, and routine daily commuting is generally impractical.
What is an agricultural valuation and how does it help?
- Texas offers agricultural or open-space valuation that can lower property taxes when a property meets qualifying agricultural use and documentation requirements, which are administered by the county appraisal district.
