All Forum Posts by: Karl James

@Justin Sliva  - Well worded dialog.  Thank you sir for your respectful respose to those who inquired/ posted.

@Shea Heilman - I applaud you for asking before buying.  I first learned of Seth via BP podcast #39 also.  I spent a lot of time on the internet absorbing as much as I could find from free sources before I bought anything.  The amount of information for free on Seth’s blog seemed to be far greater quantity and quality than other land resources.  It was his willingness to give away so much for free that impressed me.  When my son started participating in the land business with me a couple years later, our business bought a second subscription to the course and membership for him as I wanted him to go through the course to learn the foundational info. The course is a great resource in the first year but the members forum, the live office hours, master mind group and the bonus material that I could not have gotten from the free blog material has become an even greater value to me as I became more experienced.

From the Texas Real Estate Commission website:

https://www.trec.texas.gov/forms-and-contracts

"As public records, contract forms adopted by the Texas Real Estate Commission are available to any person. Real estate license holders are required to use these forms.

However, TREC contract forms are intended for use primarily by licensed real estate brokers or sales agents who are trained in their correct use. Mistakes in the use of a form may result in financial loss or a contract which is unenforceable. Persons using these forms assume all risks associated with their proper use.

If you are obtaining the forms for possible use in a real estate transaction, you should contact a real estate license holder or an attorney for assistance. TREC cannot provide legal advice to the public on private contractual matters."

@Roy Oliphant

I was under the impression that for vacant land not designated for agriculture use and non-homestead residences the redemption period is 6 months.  Perhaps what I am missing is a separate right to "contest" the sale itself, which may be the 2 year contestability period for all property you are mentioning?  Are they two separate items?

http://comptroller.texas.gov/taxinfo/proptax/tc06/ch34b.htm#34.21

Title 1. Property Tax Code, Subtitle E.  Collections and Delinquency

Sec 34.21 (e)
(e) The owner of real property sold at a tax sale other than property that was used as the residence homestead of the owner or that was land designated for agricultural use when the suit or the application for the warrant was filed, or that is a mineral interest, may redeem the property in the same manner and by paying the same amounts as prescribed by Subsection (a), (b), (c), or (d), as applicable, except that:

(1) the owner's right of redemption may be exercised not later than the 180th day following the date on which the purchaser's or taxing unit's deed is filed for record

@Ashley Pitre

@Roy Oliphant is right on track.  You can sell it but you need to make it clear in your conversation and your contract that the property is subject to redemption from the previous owner.  You could perhaps lease it the potential buyer with contract terms that allow / required them to buy it for a specific price after the redemption period expired and called for the lease term to cancel  if redeemed before hand.  I've got a vacant land parcel with and interested buyer in a similar situation but I am waiting the six months - just seems easier . more straight forward.

@Ashley Pitre

@Roy Oliphant is right on target - from reading his posts over the months, he clearly gives sage advice and has been doing this quite a while.

I wish you success.

@Everett Marshall

In my experience it typically means water, sewer, electricity and gas availability.  The land will be more valuable if there is municipal water and sewer available.  It not, can (legally) the owner install a well.  What septic options are available if no connection to a muni or utility district sewer - aerobic, septic, etc?  If no natural gas, then is propane generally available?  Some, in this day and age, might argue it should include cable TV and  internet access (grin).

@Kevin C.

I know it has been a while since you posted, but, have you been able to determine who the neighboring property owners might be?  If so, send them a handwritten letter or give them a call and see if they might be inserted.

Also, I've recently had a decent number of positive responses from Craig's List ads.