“Unrestricted 12 acres in Comal County with utilities nearby, shared private-road access, a seasonal creek, owner financing, and no perc test on file. Buyer to verify all information.”
The synthetic listing
Marketing language first; verification questions second.
The Listing X-Ray should not convert this text into a yes/no verdict. It should identify which phrases are claims, which important topics are missing, and what evidence would be needed before relying on them.
Claim-by-claim teardown
What each phrase leaves unresolved
| Listing phrase | What it does not establish | Next verification step |
|---|---|---|
| “Unrestricted” | Does not establish the absence of deed restrictions, covenants, subdivision rules, health rules, or use limits. | Request the deed and recorded restrictions; use county public-record routing and title review. |
| “Utilities nearby” | Does not show that a provider serves the parcel, that capacity exists, or what an extension costs. | Identify likely providers and request written availability, distance, capacity, and extension-cost information. |
| “Shared private-road access” | Does not establish recorded legal access, maintenance duties, driveway approval, or emergency-access suitability. | Request the recorded easement/private-road agreement and check county permit and right-of-way paths. |
| “Seasonal creek” | May raise drainage, floodplain, water-feature, and usable-site questions without proving a restriction. | Check FEMA/community flood sources, county floodplain routing, wetlands mapping, and site-specific professional review. |
| “No perc test on file” | Confirms an information gap, not whether an onsite sewage facility can or cannot be permitted. | Contact Comal County Environmental Health and ask what site evaluation, soil, design, and permit steps apply. |
The highest-priority documents
Ask the seller before spending more
- Current survey or plat and the deed/legal description.
- Recorded access easement and private-road maintenance agreement.
- Any prior OSSF/septic design, permit, inspection, soil, or site-evaluation records.
- Written utility-provider availability and extension information.
- Recorded restrictions, covenants, POA/HOA documents, and subdivision rules.
- Floodplain, drainage, driveway, or permit correspondence already received.
What remains unknown
The page does not decide the parcel
- actual boundaries or encroachments;
- legal/title access;
- septic suitability or approval;
- utility feasibility, cost, or timing;
- floodplain/wetland jurisdiction;
- whether the intended use will be allowed or permitted.
Official and public source paths
Where the buyer starts checking
| Source | Use it for | Link |
|---|---|---|
| Comal County GIS | Parcel context and county map routing | Open source |
| Comal County property search | Appraisal and tax-record lookup path | Open source |
| Comal County permits | Permit, driveway, right-of-way, and engineer-office routing | Open source |
| Comal County Environmental Health | OSSF/septic program and local contact path | Open source |
| Comal County Floodplain | County floodplain information and local verification path | Open source |
| FEMA Map Service Center | Federal flood-map starting point | Open source |
| USFWS Wetlands Mapper | National wetlands-screening starting point | Open source |
| USDA Web Soil Survey | Soil-map starting point | Open source |
Decision ladder
Use the smallest next step that matches the decision
Still browsing
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Specific parcel, serious interest
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Near an offer or in due diligence
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