Property Spotlight: 331 Amherst in Bullard, Texas

Not every lot we sell is out in the desert. This one is in East Texas, near a lake, and it's a great fit for a certain kind of buyer.

It's 331 Amherst Ct in Bullard, Cherokee County, Texas. Let me tell you what it is, what it isn't, and who I think will like it.

Where it is

The lot is about a mile from Lake Palestine and not far from Tyler. So you've got the lake close by, and a bigger town within reach for shopping and everything else.

That's a big difference from our West Texas land. If you want to be near water, trees and town, this is a lot more your speed.

The lot

It's 0.22 acres, about a fifth of an acre. That's a typical size for a home lot in a community like this.

If you want to picture it, it's a little less than a quarter acre. I wrote about picturing lot sizes in How Big Is an Acre, Really?

Utilities

This is one of the nice things about this lot.

• Power. Power poles are at the street.
• Water. City water is available.
• Sewer. You'd need a septic system.

So you're not starting from scratch like you would be on a remote desert lot. You'll still want to call the power company and the water provider to ask about hookups, and call the county about septic. I covered how to do that in Power, Water and Septic on Raw Land.

The rules

This lot is in a property owners association. That means there are rules, and you should know them before you buy.

• No RVs
• No mobile homes
• No camping
• New manufactured homes are permitted
• If you're building, an RV is allowed on site for up to 6 months during construction

So this is not a camping lot or a place to park the RV long term. It's a lot for someone who wants to put a home on it.

Some people see those rules as a downside. Some see them as a plus, because the rules help protect what's around you. I wrote about that in Restricted vs. Unrestricted Land, and about POAs in POA vs HOA.

Taxes

Taxes are about $61 a year. You can look that up yourself on the county records. Here's how in How to Look Up Property Taxes on Any Lot.

Who it's a good fit for

I think this lot makes sense for someone who wants to put a new manufactured home or build near Lake Palestine, likes having power and city water close, and is fine with POA rules.

It's probably not a fit if you want to camp, live in an RV or have a lot of acreage. On a smaller lot like this, check the setbacks with the county and the POA before you pick a home. I explained why in Setbacks.

Price and terms

It's $9,599 cash, or $50 down plus the $249 doc fee, then $220 a month for 48 months. When it's paid off, it transfers to you by warranty deed.

There's no application and no credit check. If you can afford the down payment, we finance you. After the down payment clears, we email the documents to sign electronically and set up automatic payments. It usually takes about two weeks. Your first payment is due in 30 days. Run any building plans by us first.

Every owner financed sale has a 60 day money back guarantee after closing. Cash buyers have 4 days. As long as the loan is in good standing, we'll swap you to a parcel you like better or refund your note payments and take back the deed. The full process is in How Owner Financing Works When You Buy Land From Us.

See it for yourself

The listing has a free property map with corner GPS coordinates, side lengths and one tap driving directions. It's not a survey, so I highly recommend getting one if you're building. If you want to drive by, I'll send you the maps, coordinates and directions.

See the 331 Amherst listing here, or call or text me at (817) 631-1858.

Jarod