Sell Your Land Note in Hidalgo County, Texas — Complete Guide

Hidalgo County is the beating heart of the Rio Grande Valley, a sprawling border county in deep South Texas that is home to more than 870,000 residents and a constellation of cities including McAllen, Edinburg, Mission, Pharr, and Weslaco. If you hold a promissory note secured by land in Hidalgo County, you own a financial asset backed by property in one of the most populous and economically significant border regions in the United States. The decision to sell your land note in Hidalgo County, Texas can convert years of monthly payments into immediate cash, and the county's unique market characteristics — driven by cross-border trade, agriculture, healthcare, and rapid population growth — create a set of dynamics that experienced note buyers understand and can evaluate fairly.

The Rio Grande Valley, commonly referred to as "the Valley," has undergone a dramatic transformation over the past several decades. What was once a predominantly agricultural region known for its citrus groves and vegetable farms has evolved into a diverse metropolitan area with a growing healthcare sector, expanding retail corridors, a thriving cross-border economy, and a university system anchored by the University of Texas Rio Grande Valley. Hidalgo County's population growth has been among the fastest in Texas, driven by high birth rates, immigration, and the ongoing economic development that has brought new jobs and investment to the region. This growth has created sustained demand for land and housing, which supports property values and makes Hidalgo County land notes attractive to buyers who understand the market.

Whether your note is backed by a residential lot in McAllen's north side, a commercial parcel along the US 83 expressway corridor, agricultural acreage in the county's rich farmland, or a tract in one of the smaller Valley cities, this guide will provide you with a thorough understanding of how to sell your land note in Hidalgo County, Texas and get the best return on your asset.

Hidalgo County's Real Estate Market — Valley Dynamics

Hidalgo County's real estate market is shaped by a set of forces that distinguish it from other Texas markets. Understanding these forces is essential for note holders who want to anticipate how buyers will evaluate their notes and what kind of offers to expect.

Cross-Border Commerce and the McAllen Economy

McAllen, the largest city in Hidalgo County, serves as the commercial and retail hub of the Rio Grande Valley and a major gateway for cross-border trade with Mexico. The city's retail sector benefits enormously from Mexican shoppers who cross the international bridges to purchase goods in McAllen's shopping centers, particularly La Plaza Mall and the Palms Crossing shopping district. Beyond retail, McAllen's economy includes a growing healthcare sector, a significant logistics and distribution industry, and a professional services sector that serves both the local population and cross-border business interests. The Anzalduas International Bridge and the McAllen-Hidalgo International Bridge facilitate both commercial and pedestrian traffic between the U.S. and Mexico, creating economic activity that supports property values throughout the northern part of the county.

Healthcare as an Economic Pillar

The healthcare sector has emerged as one of the most important economic drivers in Hidalgo County. The region's large and growing population, combined with historically underserved medical needs, has created enormous demand for healthcare services. Major facilities including South Texas Health System, Doctors Hospital at Renaissance, and the expanding network of clinics and specialty practices associated with the University of Texas Rio Grande Valley's medical school have brought thousands of well-paying healthcare jobs to the area. The growth of the healthcare sector has supported demand for both commercial land (for new medical facilities) and residential land (for the workforce), and it has added an element of economic diversification that strengthens the overall market. For note holders, the healthcare economy provides a demand base that is relatively recession-resistant and that gives note buyers additional confidence in the stability of local property values.

Agricultural Heritage and Land Use

Hidalgo County has a deep agricultural heritage, with fertile soils and a subtropical climate that support the cultivation of citrus, vegetables, cotton, and sugar cane. While agriculture's share of the overall economy has diminished as the region has urbanized, it remains an important land use, particularly in the southern and eastern portions of the county. Agricultural land in Hidalgo County can carry agricultural tax exemptions that reduce property tax burdens, which is a relevant consideration for note buyers evaluating rural or agricultural notes. The conversion of agricultural land to residential and commercial use is an ongoing process in the county, particularly along the US 83 expressway corridor and in the areas between McAllen, Edinburg, and Pharr, where suburban development is rapidly consuming formerly agricultural tracts.

Population Growth and Urbanization

Hidalgo County's population growth has been among the most robust in Texas, with the county adding tens of thousands of residents per decade. This growth has driven the expansion of cities like McAllen, Edinburg, Mission, and Pharr, which are gradually merging into a continuous urban area along the US 83 expressway. The demand for housing and land that accompanies this population growth supports property values across the county, though values vary significantly depending on the specific location, with north McAllen commanding the highest prices and more rural or peripheral areas trading at lower levels. For note buyers, the sustained population growth provides a fundamental demand driver that supports the long-term viability of land values in the county.

How to Sell Your Land Note in Hidalgo County, Texas

Selling your land note in Hidalgo County follows the same basic process as selling a note anywhere in Texas, with some local nuances that are worth understanding in advance.

Prepare Your Documents

Gather all documents related to your note, including the original promissory note, the deed of trust recorded with the Hidalgo County Clerk, a complete payment history, the title insurance policy, and any amendments or modifications. For agricultural properties, include information about any agricultural tax exemptions, water rights, or irrigation access. For properties in subdivisions or colonias, include any plat information and documentation of utility access. Having a complete package ready accelerates the evaluation process and shows the buyer that you are organized and serious about the transaction.

Get Your Cash Offer

Contact a note buyer with experience purchasing notes throughout Texas, including the Rio Grande Valley. Provide the financial details of your note and the property information, and request a cash offer. A qualified buyer will respond within 24 hours. For Hidalgo County notes, working with a buyer who understands the Valley market is especially important, because the local dynamics — including the border economy, the colonia factor, and the agricultural land conversion process — require familiarity that not all national note buyers possess. Longhorn Note Buyers has been purchasing notes across Texas since 2007 and has the statewide experience to evaluate Hidalgo County notes accurately and fairly.

Due Diligence Considerations

The due diligence phase for Hidalgo County notes includes the standard title search, payment verification, and property valuation, but may also involve additional considerations specific to the Valley. Title searches in Hidalgo County can sometimes be complicated by the historical subdivision of land into small tracts, the legacy of colonias (unincorporated subdivisions that may lack full infrastructure), and the presence of irrigation district assessments or water rights issues. An experienced buyer will work with title companies that understand these Valley-specific issues and can navigate them efficiently. The due diligence phase typically takes one to three weeks, depending on the complexity of the title and the specific characteristics of the property. For a broader overview of what documents are needed, review this guide on documents needed to sell a land note in Texas.

Closing and Funding

Once due diligence is complete, the closing proceeds in the standard manner — assignment documents are prepared, signed, and recorded, and the buyer wires the purchase price to your account. The total timeline from initial contact to funding is typically two to five weeks for Hidalgo County notes. Title companies in McAllen, Edinburg, and the broader Valley area are experienced in handling note transactions and can facilitate efficient closings.

What Determines the Value of Your Hidalgo County Land Note

The price you receive for your Hidalgo County note depends on a combination of standard note factors and Valley-specific considerations that together determine the risk and return profile for the buyer.

Note Terms and Interest Rate

As in any note transaction, the interest rate is a primary driver of value. Higher rates produce better returns for buyers and support higher purchase prices for sellers. Hidalgo County notes sometimes carry interest rates that are slightly higher than notes in the major metros, reflecting the local market's risk profile, and these higher rates can partially offset the discount that buyers apply for location-related factors. The remaining balance, monthly payment, and remaining term all factor into the buyer's yield calculation, and standard amortizing structures are preferred over more complex arrangements.

Borrower Payment Performance

The borrower's payment history is a critical factor in any note valuation, and it is particularly important in Hidalgo County because it provides direct evidence of the note's quality regardless of broader market perceptions. A borrower who has made 24 or more consecutive on-time payments demonstrates a level of financial commitment that significantly reduces the buyer's perceived risk. If your borrower has maintained a strong payment record, this is one of the most powerful selling points for your note and should be emphasized when presenting the deal. For more information on how all these valuation factors work together, review this article on what determines note value in Texas.

Property Location and Type

The specific location and type of property securing your note have a significant impact on valuation. Properties in the desirable north McAllen area, the established neighborhoods of Edinburg and Mission, and along the US 83 commercial corridor command the highest values in the county. Properties in more rural areas, in colonias with limited infrastructure, or in the agricultural zone carry lower values and less certain marketability, which results in larger discounts. The property type matters as well — improved residential lots in established subdivisions are the most liquid and easiest to value, while raw agricultural land, commercial parcels, and tracts in unincorporated areas require more specialized evaluation.

The Colonia Factor

Hidalgo County has a significant number of colonias — unincorporated subdivisions, many dating from the 1960s through the 1990s, that were developed without adequate infrastructure including paved roads, water systems, and sewer connections. Properties located in colonias present unique challenges for note buyers because the lack of infrastructure can limit the property's marketability and value. If your property is in a colonia, the buyer will assess the current state of infrastructure, any government programs that have improved conditions, and the overall trajectory of the area. Many colonias have received significant infrastructure improvements through state and federal programs over the years, and properties in colonias that now have paved roads, water connections, and other basic services are valued more favorably than those in colonias that remain underserved. Being transparent about the property's colonia status and the current condition of infrastructure is essential for an honest and efficient transaction.

Hidalgo County Sub-Markets

Hidalgo County contains several distinct sub-markets that range from the affluent neighborhoods of north McAllen to the agricultural flatlands of the southern county. Understanding where your property fits will help you set appropriate expectations.

North McAllen — The Premium Market

The north side of McAllen, extending from the Nolana Avenue area northward along North 10th Street and the Trenton Road corridor, represents the premium tier of the Hidalgo County real estate market. This area features upscale residential neighborhoods, modern retail and dining developments, medical facilities, and the La Plaza Mall shopping complex. Property values in north McAllen are the highest in the county, driven by the concentration of affluent residents, the quality of the built environment, and the desirability of the north McAllen lifestyle. Notes backed by property in this sub-market are the most attractive to note buyers because the collateral is in a well-established, high-demand area with strong comparable sales data and consistent property value support.

Edinburg — County Seat and University City

Edinburg is the county seat of Hidalgo County and the home of the University of Texas Rio Grande Valley, which provides a significant institutional anchor for the local economy and housing market. The city has grown substantially in recent years, with new residential developments, commercial projects, and the expansion of the university campus driving property values upward. Edinburg offers a mix of established neighborhoods and newer subdivisions, with property values that are generally moderate — lower than north McAllen but higher than the more rural parts of the county. Notes backed by Edinburg property are well-received by buyers who recognize the stability provided by the county government and university employment bases.

Mission, Pharr, and the US 83 Corridor

Mission, Pharr, and the communities along the US 83 expressway form the western and central core of the Hidalgo County urban area. Mission is known for its citrus heritage and has developed a growing commercial sector along the expressway corridor. Pharr is home to the Pharr International Bridge, one of the busiest commercial crossings on the Texas-Mexico border, which supports a significant logistics and warehousing industry. The US 83 expressway itself has become a major commercial artery, with retail centers, medical facilities, and mixed-use developments lining the corridor. Property values along the expressway and in the established neighborhoods of these cities are moderate and have been appreciating as the area's commercial infrastructure continues to expand.

Eastern Hidalgo County — Weslaco, Mercedes, and Beyond

The eastern portion of Hidalgo County, including the cities of Weslaco, Mercedes, Donna, and Elsa, has a more agricultural character than the western cities, though urbanization is gradually reaching this area as well. Property values are generally lower than in McAllen or Edinburg, reflecting the smaller city sizes, the more rural character, and the less extensive commercial infrastructure. Notes backed by property in eastern Hidalgo County can be sold, though the discounts may be larger than for western county properties. The area's proximity to the SpaceX facility in Brownsville (in neighboring Cameron County) has generated some interest and investment, and the continued growth of the Valley as a whole is gradually lifting property values even in the smaller eastern cities.

Understanding the Discount on Hidalgo County Notes

The discount on Hidalgo County land notes reflects the unique risk profile of the Valley market, including lower absolute property values, border-related considerations, and the varying levels of market liquidity across the county's sub-markets.

What to Expect

For performing land notes in Hidalgo County, discounts typically range from 15% to 35% of the remaining balance. Notes backed by premium property in north McAllen with strong payment histories will receive offers at the lower end of that range. Notes backed by property in colonias, agricultural areas, or smaller eastern county cities will face larger discounts. The key to getting the best possible offer is presenting a well-documented note with a strong payment history and clear information about the property's location, condition, and characteristics.

Strategies for Better Pricing

The strategies for minimizing the discount in Hidalgo County are consistent with those for any Texas county: maintain complete documentation, allow the note to season before selling, work with a direct buyer rather than a broker, and be transparent about the property and its characteristics. For Hidalgo County specifically, providing clear information about the property's infrastructure status (particularly for properties in or near colonias), any agricultural tax exemptions, and the specific sub-market dynamics that support the property's value can help the buyer make a more informed and potentially more favorable assessment. For a detailed exploration of how discounts work, read this article about discounts when selling a land note in Texas.

Ready to Sell Your Note?

If you're ready to sell your land note in Hidalgo County, Texas, Longhorn Note Buyers has the experience and the statewide perspective to provide you with a fair, well-informed offer. We've purchased more than $46 million in Texas notes since 2007, with a 100% close rate on every deal we've quoted, and our familiarity with markets across every region of the state — from the Dallas suburbs to the Rio Grande Valley — allows us to evaluate Hidalgo County notes with the accuracy and nuance they deserve.

We are a direct buyer with our own capital, which means no brokers, no middlemen, and no hidden fees. Our founder, Nick McFadin, has been buying Texas notes since 1983, and our A+ BBB rating reflects our commitment to honest, transparent dealings with every seller we work with.

Call us today at (210) 828-3573 or visit longhornnotebuyers.com to get your free, no-obligation quote. Selling your land note in Hidalgo County, Texas is a smart financial move that puts cash in your hands today, and we're here to make the process as smooth and straightforward as possible.

Frequently Asked Questions About Selling a Land Note in Hidalgo County, Texas

How does the Valley's border economy affect my note's value?

The border economy is a significant and generally positive driver of property values in Hidalgo County. Cross-border trade, retail activity from Mexican shoppers, the logistics industry, and the employment generated by the international bridges all contribute to sustained demand for land and housing. Note buyers who understand the Valley market recognize these economic drivers as strengths that support collateral values. However, the border economy also introduces considerations related to trade policy, immigration enforcement, and the economic conditions in Mexico, which can create uncertainty that some buyers factor into their pricing. The net effect is that the border economy provides a solid demand foundation while also contributing to a wider discount range compared to inland Texas markets.

Can I sell a note on property in a colonia?

Yes, notes backed by property in colonias can be sold, though the discount will depend heavily on the specific conditions of the colonia. Colonias that have received infrastructure improvements — including paved roads, potable water connections, sewer or septic systems, and electrical service — are viewed much more favorably than colonias that still lack basic services. The buyer will assess the current state of infrastructure, the property's accessibility, and the overall trajectory of the area. If your property is in a colonia that has been substantially improved, providing documentation of those improvements can help the buyer evaluate the collateral more favorably. If the colonia still lacks basic infrastructure, the discount will be significantly larger, but the note may still have value if the terms are favorable and the borrower has a strong payment history.

Does agricultural land in Hidalgo County hold its value?

Agricultural land in Hidalgo County has generally held its value well, supported by the fertile soils and favorable climate that make the region productive for farming. Agricultural tax exemptions help keep carrying costs low, which supports the land's value as an investment. In areas where urban expansion is approaching agricultural land, the conversion potential from farming to residential or commercial use can add significant speculative value. However, agricultural land that is distant from the urban core and not in the path of near-term development will be valued primarily on its agricultural productivity, which results in lower per-acre values compared to urban or suburban land. Note buyers will assess agricultural properties based on their current productive value and any reasonable near-term development potential.

What if my note was originated in a seller-financed transaction in the Valley?

Seller-financed transactions are extremely common in Hidalgo County and throughout the Rio Grande Valley, and the vast majority of land notes that are sold in this region originated as seller-financed deals. Note buyers are very familiar with this type of origination and do not view it negatively. The key factors in valuing a seller-financed note are the same as for any note: the interest rate, payment history, remaining balance, remaining term, and the quality of the collateral. If the note was properly documented — with a valid promissory note, a recorded deed of trust, and a clear chain of title — it is fully sellable regardless of its seller-financed origin.

How quickly can I close a Hidalgo County note sale?

The typical timeline from initial contact to funding is two to five weeks. The preliminary offer is provided within 24 hours. Due diligence takes one to three weeks, with the timeline depending on the complexity of the title search and the availability of comparable sales data. Closings are generally completed within a few business days after due diligence is done. Working with a buyer who has experience in the Valley market helps avoid delays that can arise when unfamiliar buyers encounter the region's unique title and property characteristics.