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Good Day Preppers:

Does anyone have any experience dealing with Sunset Ranches selling land in West Texas?

They sell in 20, 40, and 60 acre lots for no money down and monthly payments.

I was really excited with what they had to offer until I came across a "Declaration of Restrictive Covenants" document online.

This document narrows down considerably what you can use "your" land for. You can't construct any residence less then 1500 sq. feet and it must include either a one car garage or car port. Manufactured housing must be less than 5 years old.

Campers and RVs can't be used as residences. You may hunt on your ground as long as its completely fenced in with cattle panels.

Needless to say, I'm now disenchanted and feel like the company didn't give full disclosure of these restrictions prior to selling the land.

I was really hoping this is where I could live off grid and "bug out" to when I need to.

Wonder if I can get my payments back because of their "less than honest" advertising?

Thanks for the input!
 

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"Gut" feelings is always a good place to start. I have lived under a "Declaration of Restrictive Covenants", a town house in an HOA. There is good and bad. Can keep your neighbor from having a junk yard with a house in the middle, and or something like a pig farm, or a rental with a revolving door, but also puts limitations on what you can do with your property. Some are so restrictive, like mine, that limit number of vehicles to what you can parkinside a garage. Missouri to W Texas is not that far a trip, look before you leap.
 

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I would keep looking. It is zoned for whatever they want the land to end up as. Make sure you read all the titles and background on any property. I am looking for a spot in West Virginia. Some of them are part of a community and require this or that. I just want some bare land that I can whatever I like. Buyer beware all the time.
 

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If you have already bought, your only real option to get out is to sell.

The other option is to see what happens. Many times a lot of people buy land like this and do nothing with it. I saw the same thing in rural Colorado. I too live under a HOA. This one has antenna restrictions. I still have 2 antenna's up and will be putting in a 3rd this spring. 1 antenna has been up over 10yrs, the other has been up 3yrs.
 

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I'm sorry I don't know jack about texas land, but I do know about Nevada land and can tell you a few things.

There are sellers of lands around me in Nevada that will give you nothing down and payments with low or even
no interest - the land is usually crap - but its middle of no where land and in many cases you can can find water
at 80-200 feet of depth. Sadly much of the land is not arable and even though its desert some of it can be
flooded at times.

Now the primary reason I'm posting on this topic is the shill bidding that goes on for properties around me
particularly on eBay but also through a variety of so called real estate agencies. Sadly many are one in the
same running under different names. I've seen 40 acre parcels, good one's for $6k but can never find the
buyer. Yet they are always available for $19k on payments - see the difference?

Recently my brother found a listing for 640 acres near our land for $109,000. When he contacted them
to try and buy it - it was off the market - then listed by another agent. A closer look at the agencies
revealed the same office address just different names. He tried to contact the "new" listing agent and
suddenly it was $149,000. I just hate that crap. I'm blessed dad left us enough land. But I wouldn't
mind some good neighbors.
 

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I refuse to live in an "HOA" Myself. . . I cant stand it! My aunt has a place and they are so strict its pathetic tarp cars that s\dont move for a month or more instant tickets for not shoveling snow by noon the day it snows antenna restrictions just unbelievable! I do understand the junk yard with a house deal and that sucks because it seems like there always at least one, but I would rather deal with that than all the restrictions most HOA's have to offer.
 

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If you have already bought, your only real option to get out is to sell...
Or to sit down with the Restrictive Covenant paperwork and go through it with a fine tooth comb to see exactly what you can and can't do, then take it from there, as there might be loopholes that you can exploit, or ways to get round certain restrictions.
For example if my maths are right, a 1500 sq ft dwelling sounds big but is only about 13 yds on each wall which is not so bad, here's a random pic off the net that looks about 13 yds long-



So maybe we could build a dwelling to the required 1500 sq ft dead cheap by using simple pre-fab panels or breeze blocks or something?
Likewise the required "car port" could be just a simple inexpensive overhanging roof at one end.
I don't know what the electricity, water, phone and sewage arrangements would be, I'm not an expert..:)
 

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caveat emptor

I would never live anywhere with an HOA, or any restrictions. I like my places in the boonies.

I've looked at land all over the country, usually using some of the better known land companies. Nothing worth my time or money so far.

At least I am in the boonies, but it never hurts to have options. :)
 

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Look into Idaho and Wyoming for property......You can get a good deal in either if you are willing to put up with snow, willing to drive to town and don't care for neighbors....I like the no neighbors part.

Karsten
 
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