Thinking about a move in Kaufman and stuck between acreage and a subdivision home? You’re not alone. Each option offers real benefits, and the right choice depends on your lifestyle, budget, and long-term plans. In this guide, you’ll compare day-to-day living, utilities, financing, inspections, and resale so you can buy with confidence. Let’s dive in.
Acreage vs. subdivision at a glance
Subdivision homes
- Typically smaller lots with lower outdoor maintenance.
- Often have neighborhood amenities and consistent utilities.
- Clearer rules through HOAs or deed restrictions.
- Wider buyer pool and generally faster resale.
Acreage properties
- Larger tracts with privacy and room for barns, workshops, or livestock.
- More responsibility for wells, septic, roads, and fence lines.
- Fewer restrictions in some areas, but deed limits can still apply.
- Smaller buyer pool and potentially longer time to sell.
Location and commute tradeoffs
Kaufman sits within the broader Dallas–Fort Worth commuter ring. Depending on where you land and traffic, the drive to Dallas may be 30 to 60 minutes. Acreage farther from major roads usually means longer commutes and fewer nearby services. Subdivisions often place you closer to shopping, healthcare, and schools.
Tip: Test your commute at peak times before you decide.
Rules, zoning, and HOAs
Much of unincorporated Kaufman County has limited county-level zoning, while the city of Kaufman and nearby municipalities apply zoning inside city limits and ETJs. Confirm whether a property sits inside city limits or an ETJ and check any deed restrictions early. You can start with the county’s resources through the Kaufman County website.
- Subdivisions: Expect HOAs or deed restrictions that set architectural standards, fence rules, and livestock limits.
- Acreage: May have no HOA but can still carry deed restrictions, conservation easements, or road maintenance agreements.
Utilities and connectivity
Utilities differ greatly between subdivisions and acreage. Understanding them up front prevents surprises.
- Water and wastewater
- Subdivisions typically connect to public water and sewer or MUDs. MUDs add separate taxes or fees. Check the tax roll for any MUD assessments.
- Acreage often relies on a private water well and an on-site septic or aerobic system. Permits and inspections may apply. For septic and on-site sewage rules, consult the county and state resources linked from the Kaufman County website.
- Electricity and gas
- Power is widely available, but service extension on rural tracts can cost more. Natural gas may not be available on acreage; many owners use propane.
- Internet and cell service
- Subdivision neighborhoods usually have more reliable wired options. Rural areas can vary widely. Some buyers use fixed wireless or satellite where cable or fiber is limited.
Floodplain and drainage
Large parts of Kaufman County include creeks and low-lying areas. Lenders may require flood insurance if a home or outbuilding sits in a mapped flood zone. Review risk using the FEMA Flood Map Service Center.
- Walk the property after rain if possible.
- Confirm drainage patterns, culverts, and any known pond or creek impacts.
Financing differences
Financing is usually more straightforward for subdivision homes. Acreage and raw land require extra steps.
- Subdivision homes: Conventional, FHA, and VA financing are common when the home meets condition and occupancy standards.
- Acreage with a home: Many lenders will finance, but they may require well and septic inspections, proof of legal access, a current survey, and flood zone verification. Distance to emergency services can affect underwriting.
- Vacant land or build plans: Expect higher down payments, higher rates, and stricter documentation with land or construction loans. USDA Rural Development loans may apply in some rural areas, but you must verify eligibility on official program maps.
Pro tip: Talk to lenders experienced with acreage before you shop so your approval matches the property type you want.
Insurance and taxes
Insurance often costs more on rural tracts due to longer fire response and additional structures like barns or workshops. Ask potential insurers about coverage for wells, septic, detached buildings, wind and hail, and flood.
Property taxes in Texas depend on appraised value and the taxing entities serving the property. Subdivision homes inside MUDs or city limits may carry different assessments than nearby acreage. Some rural tracts can qualify for agricultural or open-space valuation that lowers taxes, but you must meet use rules and maintain eligibility. For county-level contacts and appraisal district resources, start at the Kaufman County website.
Surveys, title, wells, and septic
Acreage deals hinge on good due diligence. Build these items into your timeline and contract.
- Survey and access
- Order a current boundary survey. Confirm legal access by public road or recorded easement. Note any fence-line differences.
- Easements and use limits
- Review utility, pipeline, and road easements. They affect where you can build and your usable acreage.
- Mineral rights
- Texas often has severed minerals. The mineral estate can hold priority. Have title reviewed for mineral reservations or lease activity.
- Well testing and septic inspections
- Test well yield and water quality. Have a licensed inspector assess the septic or aerobic system and confirm permits or maintenance agreements.
Daily costs and maintenance
Consider what you will spend to own and operate the property.
- Subdivision ownership
- Routine lawn care, standard utilities, possible HOA dues. Lower exterior maintenance vs. acreage.
- Acreage ownership
- Mowing and brush control, fence repair, pond upkeep, septic pumping, well service, pest control, and equipment costs. Insurance may be higher.
Amenities and lifestyle
Subdivisions often offer pools, playgrounds, and neighborhood events with more nearby retail and services. Acreage gives you room for hobbies, livestock, gardens, and workshops. You trade convenience for privacy and space. Think about your weekly routines, not just weekends, to see what fits your life.
Resale and liquidity
Subdivision homes usually appeal to a broader audience and can sell faster. Acreage properties attract a more specific buyer. Parcel shape, road access, usable acreage, presence of a well and septic, and floodplain location all affect marketability and price.
How to choose: a quick Kaufman checklist
Use this list to compare properties side by side.
- Drive times: Test your commute and access to healthcare, groceries, and schools at peak hours.
- Utilities: Confirm water, sewer or MUD, electricity, natural gas or propane, internet and cell coverage. Ask for extension costs in writing on acreage.
- Permits and feasibility: Contact the county or city for rules on barns, workshops, mobile homes, livestock, and septic. Start at the Kaufman County website and ask for the correct department.
- Flood and environment: Check the FEMA Flood Map Service Center and ask about any past flooding or drainage work.
- Title and survey: Order a current survey. Review easements and any mineral reservations.
- Well and septic: Make your offer contingent on professional tests and inspections.
- Financing and insurance: Pre-qualify with a lender who understands acreage. Get insurance estimates for homes plus any outbuildings.
- Taxes and districts: Verify tax rates, any MUD or special district assessments, and whether the property has or could qualify for agricultural or open-space valuation.
- Road and access: Confirm whether roads are public or private and who pays for maintenance.
- HOA and deed rules: Request CC&Rs early and confirm any restrictions tied to your plans.
Ready to compare options in Kaufman?
Whether you want a low-maintenance neighborhood home or a private spread with room to roam, you have great choices in Kaufman County. A clear plan that covers utilities, financing, inspections, and resale will help you move forward with confidence.
If you want local guidance, market context, and a smooth path from search to close, reach out to Unknown Company. We’ll help you weigh tradeoffs, line up the right due diligence, and move on your timeline.
FAQs
What should I check before buying acreage in Kaufman County?
- Confirm legal access and a current survey, review easements and mineral reservations, test the well and septic, verify flood status, and confirm utility availability.
How do MUDs affect subdivision homes in Kaufman?
- Municipal utility districts can add separate taxes or fees for water and sewer. Review the property’s tax record to see if a MUD applies and factor it into your budget.
Are USDA loans an option for rural homes around Kaufman?
- Some areas may qualify under USDA Rural Development programs, but eligibility depends on location and income limits. Check official USDA maps and program rules.
Will insurance cost more on acreage than in a subdivision?
- Often yes. Distance to fire services, lack of hydrants, and extra structures can raise premiums. Ask insurers for quotes that include wind, hail, and flood where appropriate.
Do acreage properties take longer to sell in Kaufman County?
- Typically yes. They appeal to a smaller buyer pool, and factors like usable acreage, access, utilities, and floodplain can influence time on market.
