If you own an acreage home in Magnolia Ranch Estates, you know buyers shop differently for land. They ask detailed questions about wells, septic, surveys, and outbuildings, and they expect strong visuals that show how the property lives day to day. With a focused plan, you can answer those questions up front and present your acreage at its best. Here is a clear, step-by-step guide tailored to Magnolia Ranch Estates in Travis County so you can list with confidence and avoid last-minute surprises. Let’s dive in.
Magnolia Ranch Estates at a glance
Magnolia Ranch Estates in Pflugerville (ZIP 78660, Travis County) features multi-acre parcels, custom homes, and common acreage elements like private wells, on-site septic systems, and outbuildings or barns. HOA participation, deed restrictions, and taxes vary by parcel, so verify specifics for your address before you list. Because a different community with a similar name exists in Montgomery County, always confirm the correct county and ZIP on every document and marketing piece.
Gather your documents first
Having the right paperwork ready makes buyers more comfortable and speeds negotiations. Start with these items:
- Completed Texas Seller’s Disclosure Notice for resale homes. Use the state form and finish it early to avoid delays. Get the form here.
- Most recent survey or recorded plat that clearly shows boundaries, easements, and any non-build areas. If you do not have one, plan time to order a new boundary survey.
- Title and deed details, including whether any mineral or wind rights are reserved or conveyed. TREC addenda are commonly used when minerals are reserved. Review contract context.
- HOA bylaws, deed restrictions, and any community info, including fee schedules if applicable.
- Flood documentation. Download your parcel’s FEMA map panel or FIRM screenshot for quick reference. Check FEMA maps.
Inspections to complete early
Acreage buyers and many lenders look for objective third-party reports. Schedule these before you go live:
- Septic system inspection and pump service. Confirm system type, permit history, and maintenance records. Travis County regulates on-site sewage facilities and permits for repairs or replacement. See OSSF guidance.
- Private well water testing by a state-certified lab. At minimum, test for total coliform/E. coli and nitrates, and consider a basic chemistry panel if the well supplies the home. Keep certified lab reports to share with buyers. Learn about private well sampling.
- Boundary verification. Order a current survey if your existing one is old or missing.
- Flood and hazard check. Confirm status using FEMA maps and note any known flood history on your disclosure. Access FEMA’s Map Service Center.
- Outbuilding permit review. If an outbuilding is habitable or includes utilities, verify permit status with the county. Accessory building permit info.
Highlight land, access, and outbuildings
Show buyers how the property functions day to day:
- Outbuildings and barns. List size, foundation type, power details, and water or septic connections. Note three-phase service if present.
- Driveway and gates. Document ingress and egress, any shared or private easements, and show gate access in your photo set. Include trailer turn-around areas.
- Fencing and cross-fencing. Clarify perimeter fencing condition versus paddocks and identify usable pasture acres.
- Water features. Note pond condition, any permits, and whether there are community easements.
If you plan repairs or a new accessory structure before listing, build in county review time. Travis County requires site plans and permits for certain work. Review accessory permit steps.
Staging, photos, and drone
Acreage must be felt, not just seen. Strong visuals sell the lifestyle:
- Aerial imagery. Drone shots are essential for multi-acre listings. Show the home, outbuildings, fencing, usable vs. wooded or wet areas, and access points. Commercial drone work requires an FAA Part 107-certified pilot. Learn about Part 107.
- Parcel overlays. Include a boundary or overlay image so buyers can quickly understand acreage and easements.
- Short video. A 60 to 90 second hero video and drone flyover can showcase approach drives, privacy, and outdoor living.
- Exterior prep first. Mow pastures and paddocks, edge driveways, tidy gates, and declutter barn and shop areas. Power-wash siding as needed. Schedule photography after landscaping and 24 to 72 hours after septic pumping.
Marketing that fits acreage buyers
Your listing strategy should reach both local and specialty audiences:
- MLS plus land-centric exposure. Share to acreage and equestrian buyer groups and use targeted social ads that emphasize horses, hobby farming, workshops, privacy, and space to spread out.
- Lifestyle-forward copy. Lead with usable acres, outbuilding capabilities, gate and drive logistics, and outdoor living. Mention commute context or school zoning only if verified for your exact parcel.
- Virtual access. Offer a quality virtual tour for out-of-town buyers and busy schedulers.
Timelines you can count on
Vendor availability varies with season, but these windows are realistic starting points.
Fast plan: 2–3 weeks
- Week 0: Sign the listing agreement and complete the Texas Seller’s Disclosure. Use the TREC form.
- Days 1–4: Deep clean and declutter. Mow and tidy exterior.
- Days 3–7: Book photography and a Part 107 drone pilot. FAA Part 107 info.
- Days 7–10: Photos delivered. Prepare parcel overlay and go live.
Typical plan: 4–6 weeks
- Week 0: Gather documents and order a survey if missing.
- Week 1: Order septic inspection and well testing. Labs often return bacteria results within 24 to 72 hours, with some panels taking longer. TWDB guidance.
- Weeks 2–3: Complete minor repairs. Schedule landscaper and interior photo day. Book drone after exterior work.
- Week 4: Photography, video, and launch.
Comprehensive plan: 8–12+ weeks
- Week 0: Gather documents, start survey, and review title.
- Weeks 1–4: Begin septic replacement design or major repairs as needed. Travis County OSSF permits and reviews can take multiple weeks. County OSSF details.
- Weeks 4–10+: Finish permitted work, schedule re-inspections, finalize site cleanup, then photograph.
Be ready for buyer questions
Prepare clear, simple answers backed by documents:
- Water: Provide certified lab reports and any well logs available. TWDB private well sampling.
- Septic: Share system type, age, pump tickets, and permit records. Travis County OSSF overview.
- Boundaries and rights: Provide a recent survey and note any easements or mineral reservations with the appropriate TREC addenda. Contract background.
- Flood status: Include a FEMA FIRM excerpt and any known history. FEMA map center.
Quick pre-listing checklist
- Seller’s Disclosure completed and ready to share.
- Latest survey or new survey ordered.
- Septic inspection and pump ticket on file.
- Certified lab results for well water.
- HOA and deed restrictions compiled, if applicable.
- FEMA map excerpt and any flood notes.
- Outbuilding details documented, including utilities and permits.
- Driveway, gates, fencing, and pasture areas cleaned and photographed.
- Drone, photography, and video booked after exterior work.
Your next step
Acreage listings move faster and close smoother when you get the details right up front. If you want a hands-on partner to coordinate inspections, prepare standout visuals, and market your Magnolia Ranch Estates property to the right buyers, connect with Erica Stietenroth - The Realty Chick. Hatch your next move — get a free home valuation.
FAQs
What inspections do acreage buyers expect in Magnolia Ranch Estates?
- Most buyers look for a septic inspection and pump ticket, certified well water tests, a recent survey, and a clear flood status summary backed by FEMA mapping.
How should I handle a private well when selling in Travis County?
- Test with a state-certified lab for total coliform/E. coli and nitrates, keep the official report, and make it available to buyers and lenders.
Do I need a new survey for my multi-acre property?
- If your existing survey is old or missing, order a current boundary survey early since lead times can run 2 to 6 weeks.
Can I use my own drone for listing photos?
- Commercial real estate shoots require an FAA Part 107-certified pilot, so it is best to hire a licensed and insured professional.
What should I document for barns and outbuildings?
- Note size, foundation, electrical service, and any water or septic connections, and confirm permit status if a structure is habitable or includes utilities.
How do I confirm if any of my land is in a floodplain?
- Pull your parcel in FEMA’s Flood Map Service Center, save the panel or FIRM excerpt, and include any known history on your disclosure.
