What to Expect When You Buy Land in Culberson County, West Texas

If you've never been to Culberson County, here's the picture. Wide open desert, mountains on the horizon, and more sky than you've ever seen. It's quiet out there. Really quiet.

We sell a fair amount of land out in West Texas, and Culberson County is one of my favorite areas. But it's not for everybody. So let me give you the honest version of what to expect.

Where it is

Culberson County is way out in far West Texas. Van Horn is the county seat and the main town, and it sits right on Interstate 10. That's where you'll find gas, food and a place to stay.

The county is huge and there aren't many people in it. Guadalupe Mountains National Park is up in the northern part of the county, and the views around there are something else.

If you live in a big city, plan on a long drive to get out there. That's part of the appeal for a lot of people.

The land

Much of what you'll find is high desert. Flat to rolling ground, desert brush, and a whole lot of open space. Some lots sit up on a plateau, which means elevation and big views.

You won't be clearing thick woods out here. You also won't get much shade. Plan for sun and wind.

Roads

Many lots in rural Culberson County are reached by dirt roads. That's normal out there. A dirt road can be just fine most of the year. After a hard rain it can be a different story, so think about what you drive.

Before you buy any rural lot, check legal access. I walked through how in How to Check Legal Access Before You Buy Land.

Utilities

Here's the big one. Most rural lots in the area don't have power, water or sewer at the lot. That's the trade for the price and the privacy.

So you're planning on doing it yourself.

• Power. Solar is the most common answer. Wind and generators are options too.
• Water. Drill a well, haul water in, or catch rain. Ask a local well driller what they're seeing in the area.
• Sewer. Plan on septic if you're building. Call the county about permits.
• Gas. Propane.

I covered the basics in Power, Water and Septic on Raw Land.

Restrictions and taxes

A lot of rural land in the area has few or no restrictions. That's a big reason people look out here. You may be able to camp, park an RV or put in a manufactured home, depending on the lot. Always check the listing and call the county about permits. No restrictions on the deed doesn't mean no county rules.

Taxes on rural vacant land out here tend to be low. Look up the parcel yourself to be sure.

Who it's a good fit for

In my experience, people who are happy with land in Culberson County usually fit one of these.

• They want an off grid weekend spot or a camping basecamp.
• They want room to breathe and don't mind a drive.
• They want low yearly costs and are holding for the long term.
• They love stargazing, quiet and wide open space.

If you want a short drive to a grocery store, city utilities and neighbors close by, this probably isn't your area. That's OK.

A lot near Orla

Here's one we have right now. It's 10 acres at Salt Creek, about 12 miles southwest of Orla in the northeast part of Culberson County. It's high desert with wide open views and some of the darkest night skies in Texas. There are no restrictions and no HOA, and taxes are under $20 a year. There are no utilities, so plan on solar or wind for power, hauling water or drilling a well, septic and propane. RVs and camping are allowed.

It's $11,996 cash, or $399 down plus the $249 doc fee, then $201 a month for 60 months. See the listing and the free property map here.

If you want to go see it, I'll send you the maps, the GPS coordinates and directions. Call or text me at (817) 631-1858.

Jarod