Acreage Financing Options Near Fort Worth

Craving open space without giving up Fort Worth convenience? Financing acreage works differently than a typical suburban home, and the rules can surprise you. Whether you want a homesite, a small ranch, or land to hold for later, the right loan depends on how you plan to use the property and what the land already has in place. In this guide, you’ll learn the main loan options, realistic down payments, local permitting issues, and a simple checklist to move forward with confidence. Let’s dive in.

Start with your plan

Before you talk to lenders, decide how you’ll use the land. Will you build now, build later, farm, or hold as an investment? Lenders price risk by intended use and by the property’s status, such as raw land, an improved lot with utilities and access, or a home already on the acreage. This choice determines which programs fit and what down payment to expect.

Loan options near Fort Worth

Lot and land loans

Traditional banks and credit unions offer land and lot loans for improved parcels and subdivided lots. Expect stricter terms for raw, unimproved land and more flexible terms for improved lots with utilities and legal access. Typical down payments range widely by condition and use, and many lenders cite 20 to 50 percent for raw land purchases, with improved lots often lower in practice according to a Texas land loan overview. Some lot-loan programs for improved parcels can allow lower down payments within product limits, so it helps to compare options like lot and land programs from local credit unions.

Construction-to-permanent

If you plan to build soon, a construction-to-permanent loan can finance the lot and construction, then convert to a mortgage at completion. This approach can simplify the process and give you one closing, one set of fees, and a clear path to your permanent loan. Ask your lender about builder approval, draw schedules, and how long you have to start construction.

USDA loans for eligible rural homes

USDA Single Family Housing Guaranteed loans can offer 100 percent financing when both you and the property qualify. Eligibility is address specific and can change as areas grow, so always check the USDA program page and eligibility tools for the exact parcel. These loans are for primary residences and have income limits.

VA loans on acreage

If you are a veteran, VA loans can finance a home on acreage when the dwelling meets program standards. VA generally does not cover vacant land by itself unless it is part of a construction loan to build an owner-occupied home. Review the VA guidance on property eligibility with your lender.

Texas Veterans Land Board (VLB)

Texas veterans may access a unique state land loan with competitive terms and historically low minimum down payments within program limits. Confirm Texas residency and service eligibility, minimum acreage, and current loan caps on the Texas VLB site.

Farm Credit and FSA for agricultural use

If you plan to operate a farm or ranch, specialized programs can help. The USDA Farm Service Agency offers direct and guaranteed loans, including down-payment assistance for beginning farmers, subject to experience and viability standards. Explore options highlighted in this overview of farm financing and FSA programs. Farm Credit institutions serve rural homebuyers and producers with products tailored to land, ranches, and agricultural income.

Owner financing and private lenders

Seller financing can be useful when traditional financing falls short, but Texas regulates contracts for deed and requires specific disclosures and recording. If you consider seller financing, use an attorney and follow the rules described in this Texas-focused owner-finance guide. Private or hard-money land loans are another option for short-term, fast closings, but you should expect higher rates, fees, and lower loan-to-value limits.

What lenders look for

Lenders underwrite acreage with a different lens than a typical home. Plan for these items:

• Legal access. Documented public road access or a recorded easement is essential, and private roads often need a written maintenance agreement. See a lender checklist on access and other basics in this land-buying guide.
• Utilities, well, and septic. If there is no public water or sewer, lenders often require proof that a well and septic can be permitted and installed. Review local OSSF requirements in Tarrant County’s septic FAQs.
• Site rules and minimums. Some local rules set minimum acreage or site size for on-site systems, so confirm early.
• Survey, title, and easements. A current survey and a clean title commitment with acceptable easements help avoid surprises. Mineral rights are often severed in Texas and should be reviewed.
• Appraisal approach. Appraisers may lean on comparable land sales or income potential for agricultural tracts.
• Credit and reserves. Land loans usually come with tighter credit standards and higher reserve expectations than standard mortgages.

Down payment expectations often vary by property type:

• Raw or unimproved land: plan for 20 to 50 percent down, reflecting higher lender risk, per this Texas land loan overview.
• Improved lots with utilities and access: some lenders allow lower down payments through lot-loan programs, which you can compare using local lot and land product pages.
• Agricultural programs: FSA and similar offerings can reduce upfront cash needs for eligible producers, as outlined in this farm-finance summary.

Timelines to expect

Conventional lot or land loans often close in 30 to 45 days if your documents, survey, title, and appraisal are ready. Construction-to-permanent loans can take 45 to 90 days due to builder approvals and draw schedules. USDA loans add steps for property and income eligibility, which can extend timelines, so start with the USDA program tools early.

Fort Worth tax and permitting basics

• Agricultural or open-space appraisal. Qualifying land may receive a productivity-based property tax appraisal, which can materially lower the tax bill. If use changes, rollback taxes may apply. Review state guidance from the Texas Comptroller, and confirm details with the Tarrant County Appraisal District.
• Septic and well feasibility. Many tracts around Fort Worth rely on septic and well. Lenders and appraisers will expect evidence that on-site systems can be permitted. Start with Tarrant County’s OSSF FAQs and coordinate early.

Who lends in North Texas

• Farm and ranch specialists. Farm Credit institutions serve rural homes, recreational acreage, and working operations, with programs tailored to acreage and ag income.
• Local banks and credit unions. Community lenders offer lot and land loans, and some provide construction-to-permanent options. Compare a few product pages, such as lot and land programs from local credit unions, and ask about improved-lot requirements.
• Government-backed programs. USDA loans for eligible rural addresses, VA for veterans with an eligible home on the land, and the Texas VLB for land loans to Texas veterans.
• Private or hard-money lenders. Short-term, higher-cost options can bridge a purchase while you improve the property and refinance later.

Buyer checklist: your next 10 steps

1. Clarify your intended use: build now, build later, recreational, farm or ranch, or hold.
2. Check USDA eligibility for the exact address and confirm income limits using the USDA program tools.
3. If you are a veteran, compare VA and Texas VLB paths and note that VA generally does not finance land alone.
4. Ask the seller for a recent survey, recorded easements or road agreements, utility status, and any HOA or deed restrictions.
5. Verify legal access and, if private, obtain a written road maintenance agreement. Use this land-buying checklist to stay organized.
6. Confirm septic and well feasibility with Tarrant County OSSF, and estimate installation costs.
7. Order a title commitment and current survey that address easements and mineral reservations.
8. Set realistic cash targets: many raw land loans need 20 to 50 percent down, per this Texas land loan overview; improved lots can be lower with lot-loan programs.
9. If considering seller financing, review Texas requirements and use counsel, as outlined in this owner-financing guide.
10. Estimate carrying costs and tax impacts, including possible rollback taxes if use changes, using the Texas Comptroller’s guidance.

Common mistakes to avoid

• Assuming any acreage near Fort Worth is USDA-eligible. Use the USDA program and eligibility page for the exact address.
• Underestimating utility, well, and septic needs. Start feasibility early with Tarrant County OSSF and a lender checklist like this land-buying guide.
• Treating seller financing like a standard mortgage. Texas rules add disclosures and recording steps, so follow this legal overview and hire counsel.

Ready to walk acreage?

When the right tract pops up, timing and paperwork matter. You need a financing plan, a clean title and survey, and clarity on wells, septic, and taxes before you close. If you want a trusted local guide who understands both Fort Worth neighborhoods and North Texas land, let’s talk. Start your acreage plan with Jennifer Frank today.

FAQs

What down payment is typical for land near Fort Worth?

• Many lenders expect 20 to 50 percent down for raw or unimproved land, with improved lots often allowing lower down payments through specific lot-loan programs supported by local lenders.

Can I use a VA loan to buy vacant land near Fort Worth?

• VA loans generally do not finance land by itself; they can work when the land includes an eligible home or when combined with a construction loan to build an owner-occupied residence.

Is a USDA loan available for my Fort Worth-area address?

• USDA eligibility is address specific and changes as areas grow; use the USDA program page and map tools to verify both property and income eligibility for your exact parcel.

How do septic and well rules affect financing in Tarrant County?

• Lenders often require proof that a permitted septic and, if needed, a well can be installed; confirming feasibility with Tarrant County OSSF early helps prevent delays or denials.

What is the Texas agricultural appraisal and what are rollback taxes?

• Qualifying land can be taxed on productive value rather than market value, which may lower the bill; if the use changes, rollback taxes can apply for prior years under state rules.