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Land and acreage, on the MLS for a flat fee.

Most flat fee services are built for houses and treat land as an afterthought. Land is a different listing, a different form, and a different set of legal notices — including one that can follow you for five years after closing.

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The notice most land sellers have never heard of

If your land is appraised for agricultural or open-space use — the ag exemption — then it is being taxed on what it produces rather than what it's worth. That's a large saving every year, and it comes with a string attached that most sellers only discover afterwards.

Texas Property Code §5.010

Notice Regarding Possible Liability for Additional Taxes

A contract to transfer vacant land appraised under a special appraisal method must contain a specific bold-faced notice warning the buyer about potential rollback taxes.

If that notice is left out, the buyer can recover the rollback taxes and interest from you — where the change of use or transfer triggers them before the fifth anniversary of the transfer. On land carrying years of deferred valuation, that is not a small number.

Exceptions exist — court-ordered transfers, foreclosures, transfers between co-owners or close family, and contracts that already spell out who pays the additional taxes.

This is the single most expensive thing a Texas land seller can get wrong, and it isn't on the residential Seller's Disclosure Notice, because that form doesn't apply to your property at all.

Land is not a house

One disclosure you don't owe, one you do

Seller's Disclosure Notice — usually not required

The statutory Seller's Disclosure applies to residential property comprising not more than one dwelling unit. Genuinely vacant land falls outside it.

Plenty of land sellers fill one in anyway because a form was handed to them. It is not required, and answering condition questions about a property with no structure creates statements you didn't need to make.

Property Code §5.008

Additional tax liability notice — required

If the land carries agricultural or open-space valuation, the §5.010 notice belongs in the contract. This is the one that matters, and it's the one nobody mentions.

We flag it when your property's appraisal district record shows a special appraisal method, so it isn't left to memory.

Property Code §5.010

Other notices may still apply depending on where the land sits — a municipal utility district, a public improvement district, a property owners association, or coastal and seaward provisions. Which ones attach to your parcel is exactly what we work out before you list.

What we list

Every land category your MLS recognises

Texas boards run separate input forms for these, with genuinely different required fields. We hold all of them.

Lots

Platted residential and commercial lots, in subdivisions or standing alone.

Acreage

Raw and improved acreage, fenced or open, with or without road frontage.

Farm & Ranch

Working land, pasture, cultivation, barns and outbuildings, livestock infrastructure.

Recreational

Hunting and fishing tracts, timber, water frontage, remote parcels.

Land with a home

Acreage carrying a residence — where residential disclosure rules come back into play.

Commercial land

Development tracts and commercially zoned parcels, where the board supports it.

Worth knowing before you list

Land behaves differently, and pretending otherwise costs you

  • It takes longer. Land routinely sits far longer than a house in the same market. That's the nature of the buyer pool, not a reflection on your price — which is why our listing term runs twelve months rather than the three or six a residential service might offer.
  • The details buyers care about are not the details a house listing captures. Road frontage and access, whether it's deeded or an easement. Water — well, surface, groundwater district. Utilities at the boundary or half a mile away. Fencing, topography, flood plain, soil. Mineral and water rights, and whether any of them convey.
  • Mineral rights are their own conversation. In much of Texas the minerals were severed generations ago. What you own, what conveys, and what a buyer assumes are three different things — and getting it wrong in the listing sets up a dispute at closing.
  • Photographs do heavier lifting. A house sells on rooms; land sells on boundaries, access and what the ground actually looks like. Unlimited photos are included on every package, and on land that allowance earns its keep.
  • Your county may not have its own MLS. Rural Texas is exactly where coverage gets thin, and where being told honestly which board your listing goes to matters most.

None of this is advice about your specific parcel. It's what we've learned holding the land and farm-and-ranch input forms for boards across thirteen Texas markets — and it's why land gets treated as its own thing here rather than a house listing with the bedrooms left blank.

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Find out which board your land goes to

Rural counties are where coverage gets thin and where most services stop being straight with you. Tell us the county and we'll tell you exactly which MLS your listing lands in — and whether that's a board we belong to or the nearest one we do.

Check my county

Land has its own list — shorter in one place, longer in others

Vacant land is outside the Seller’s Disclosure requirement, but the rollback-tax notice and others may still apply. Check your tract.

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Contact

123EasyList is an assumed name of Rolling Pin Brokerage Holdings LLC, a licensed Texas real estate broker, license no. 9011883. Michelle Brecker, Broker, license no. 607547. Nothing on this page is legal or tax advice. Whether the §5.010 notice applies to your land, and what your rollback exposure may be, depends on your appraisal district record and the terms of your contract — consult an attorney or your tax advisor.

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