Llano County TX Land Due Diligence Guide

Seller questions

What to ask the seller

• What documents support the listing claims about access, OSSF/septic, water, utilities, restrictions, terrain, flood/drainage, or likely use area?
• Can you provide the deed, plat, survey if available, recorded easements, restrictions, and any private-road or maintenance agreement?
• Has any OSSF, soil, site, wastewater, driveway, floodplain, or development review been completed for this parcel? If yes, provide the document and date.
• Is the parcel inside a city, ETJ, subdivision, groundwater district, river authority service area, Edwards Aquifer-related area, or special district?
• Are there creeks, rivers, lakes, drainage draws, steep or rocky areas, gates, shared roads, utility easements, or low-water crossings affecting the likely use area?
• Which office did the seller contact most recently, and what questions did that office say still need parcel-specific follow-up?

Local office

What to ask local offices

• Which Llano County, city, public health, river authority, groundwater district, or TCEQ path should a buyer ask first for this parcel?
• What records, GIS layers, appraisal records, deed/plat records, restrictions, or prior local files should be checked before making an offer?
• If public sewer is not available, who handles OSSF questions for this parcel and what information should the buyer request before relying on seller language?
• Does intended use, structure type, bedroom count, RV use, accessory structure, short-term rental use, subdivision status, or water source change the question path?
• Are driveway, culvert, floodplain, drainage, private-road, river/creek, groundwater, or Edwards Aquifer-related questions routed to a different office?
• What written records or next steps should a buyer request during the offer or due-diligence period before spending more money?

Public sources

Public sources and office paths to start with

Use official public sources as a starting point. Then confirm the current parcel-specific path with the county, city, local authorized agent, TCEQ path, river authority, groundwater district, utility provider, title path, surveyor, or qualified professional as appropriate.

• Llano County official website
• Llano Central Appraisal District
• Llano County Clerk source path
• Lower Colorado River Authority
• TCEQ On-Site Sewage Facilities program
• TCEQ OSSF permitting and local contact paths
• TCEQ Edwards Aquifer protection program
• Texas Water Development Board groundwater conservation districts
• USDA NRCS Web Soil Survey
• FEMA Flood Map Service Center

Red flags

Red flags and unknowns

• Listing says unrestricted, great homesite, septic needed, utilities nearby, road access, or owner says easy without records attached.
• The likely use area appears rocky, steep, wooded, low, crossed by drainage, near a creek, river, lake, spring, or low-water crossing.
• Access depends on a private road, gate, shared driveway, neighbor permission, or easement that is not included in the listing package.
• The seller cannot identify the OSSF, county, city, groundwater, river authority, floodplain, driveway, utility, or records path to ask first.
• An old septic system, old survey, old driveway, old utility service, or old plat is mentioned without current parcel-specific records.
• The parcel is marketed for cabins, RVs, tiny homes, mobile homes, short-term rentals, homesteads, or multiple structures without a clear local process path.