Sell Your Off-Grid Land Note in Texas — Options and Tips

Off-grid land has become one of the most intriguing segments of the Texas real estate market, attracting a passionate community of buyers who value self-sufficiency, independence, and a connection to the natural world that conventional suburban living simply cannot provide. If you hold a promissory note secured by off-grid land in Texas, you own a financial asset backed by a property type that has seen surging demand in recent years, driven by a combination of lifestyle aspirations, concerns about societal resilience, and the practical advancements in solar power, water harvesting, and alternative building techniques that have made off-grid living more accessible than ever before. The decision to sell your off-grid land note in Texas can convert your monthly payment stream into immediate cash, and understanding how note buyers evaluate off-grid collateral will help you navigate the process and get the best possible price.

Off-grid land in Texas encompasses a wide range of properties, from small desert parcels in the Trans-Pecos region to wooded tracts in the piney woods, from Hill Country homestead sites to vast West Texas spreads where the nearest neighbor is miles away. What unites these properties is the absence of conventional utility connections — no municipal water, no sewer, no grid electricity — and the intentional embrace of alternative systems that allow the owner to live independently. While this lack of conventional utilities might seem like a limitation to traditional real estate buyers, the off-grid community views it as a feature, not a bug. This philosophical alignment between the property and its buyers creates a specialized market with its own dynamics, pricing conventions, and buyer expectations that note buyers must understand to evaluate these deals accurately.

Whether your note is backed by an off-grid homestead site in the Hill Country, a desert parcel near Terlingua, a wooded retreat in East Texas, or any other type of off-grid land in the state, this guide covers everything you need to know about selling your off-grid land note in Texas.

The Off-Grid Land Market in Texas — A Growing Niche

The off-grid land market in Texas has experienced remarkable growth over the past decade, and understanding the forces driving this growth will help you appreciate why your note is a marketable asset and how to position it for the best possible offer.

Rising Demand for Self-Sufficiency

The demand for off-grid land has been fueled by a growing cultural movement toward self-sufficiency and independence from conventional systems. The 2021 Texas winter storm that knocked out power for millions of residents was a catalyzing event that demonstrated the vulnerability of grid-dependent living and drove a significant increase in interest in off-grid properties. Beyond weather events, concerns about economic uncertainty, food supply chain fragility, and the desire for a simpler, more intentional lifestyle have attracted a diverse range of buyers to the off-grid market — from young homesteaders and tiny house enthusiasts to retirees seeking a quiet retreat and preppers building resilience against future disruptions. This growing demand has pushed off-grid land values upward and deepened the market, creating a larger pool of potential buyers that note buyers can count on in a foreclosure scenario.

Technology Making Off-Grid Living Practical

Advances in solar power, battery storage, water harvesting and filtration, composting toilets, and alternative building techniques have made off-grid living far more practical and comfortable than it was even a decade ago. A modern off-grid homestead can have reliable electricity from solar panels, clean water from a well or rainwater harvesting system, effective waste management from composting or aerobic treatment systems, and internet access from satellite providers like Starlink. These technological improvements have broadened the appeal of off-grid living beyond hardcore survivalists to include mainstream families and professionals who want the off-grid lifestyle without sacrificing modern comforts. For note holders, this broadening appeal means that off-grid properties are more marketable than ever, which supports the collateral value that backs your note.

Texas's Favorable Regulatory Environment

Texas is one of the most favorable states in the country for off-grid living from a regulatory perspective. Many rural Texas counties have minimal building codes and zoning restrictions, which allows off-grid property owners to build alternative structures, install solar systems, use rainwater harvesting, and live independently without the regulatory hurdles that exist in many other states. This regulatory freedom is a significant draw for off-grid buyers and is one of the reasons that Texas has become a national destination for the off-grid community. The permissive regulatory environment also benefits note holders by expanding the pool of potential buyers who are attracted to Texas off-grid land, which supports collateral values and note marketability.

How to Sell Your Off-Grid Land Note in Texas

Selling an off-grid land note follows the standard Texas note-selling process, with additional attention to the property's unique characteristics and the specialized buyer market.

Document the Property's Off-Grid Assets

For off-grid land notes, documentation of the property's assets goes beyond the standard note and title documents. In addition to the promissory note, deed of trust, payment history, and title insurance, provide information about any off-grid improvements that add value to the property. These might include solar power systems (panels, inverters, batteries), water systems (wells, rainwater harvesting, storage tanks, filtration), waste management systems (composting toilets, septic, aerobic treatment), any structures (cabins, tiny houses, shipping container conversions, barns, workshops), fencing, roads, cleared areas, and food production infrastructure (gardens, orchting greenhouses, livestock facilities). Photos are particularly important for off-grid properties because they allow the buyer to visualize the setup and assess the condition of improvements without visiting the property. A property map showing water features, terrain, road access, and improvement locations is also valuable. For the standard document checklist, see this resource on documents needed to sell a land note in Texas.

Work with a Buyer Who Gets the Off-Grid Market

The off-grid land market is specialized, and not every note buyer understands the value drivers that make off-grid properties attractive to their target market. A buyer who primarily evaluates suburban residential notes may view the lack of conventional utilities as a pure negative, without appreciating the growing demand, the premium that off-grid buyers place on self-sufficiency, and the value of installed solar, water, and other off-grid systems. Longhorn Note Buyers has been purchasing land notes of every type across Texas since 2007, and we understand that off-grid land is not "land without utilities" but rather a distinct property category with its own value propositions, buyer demographics, and market dynamics. Our statewide experience allows us to evaluate your off-grid note in the context of the broader Texas land market while giving appropriate weight to the off-grid-specific factors that drive value.

Due Diligence for Off-Grid Notes

Due diligence for off-grid land notes includes the standard title search and payment verification, along with a property valuation that accounts for the land's location, terrain, water resources, and any off-grid improvements. The buyer will use comparable sales of similar properties in the same region, which can be challenging to find because off-grid transactions are less standardized than suburban lot sales. The buyer may also consider the property's solar production potential, water harvesting capacity, soil quality for gardening, and overall suitability for off-grid living as factors that affect its appeal and value. The due diligence phase typically takes one to three weeks, with the timeline depending on the availability of comparable sales data and the complexity of the property's attributes.

Closing and Payment

After due diligence, closing follows the standard path — assignment documents are prepared, signed, and recorded, and the buyer wires the purchase price. The total timeline from initial contact to funding is typically two to five weeks for off-grid land notes.

What Note Buyers Evaluate in Off-Grid Collateral

Note buyers evaluating off-grid land notes look at the standard note factors along with a set of property characteristics that are specific to the off-grid market.

Standard Note Factors Remain Paramount

Interest rate, payment history, remaining balance, remaining term, and loan-to-value ratio drive the core valuation of any note, and off-grid notes are no exception. A strong payment history is particularly important for off-grid notes because it provides direct evidence that the borrower is committed to the property and financially capable of maintaining payments, regardless of the property's unconventional characteristics. Higher interest rates and standard amortizing structures contribute to better offers. For a comprehensive overview of these factors, see this article on what determines note value in Texas.

Water Availability

Water is the most critical resource for off-grid properties, and the property's water situation has a major impact on its value. Properties with productive wells, reliable springs, or effective rainwater harvesting systems that provide year-round water access are significantly more valuable than properties without dependable water sources. In the arid regions of West Texas, where rainfall is limited and groundwater can be deep and difficult to access, water availability can make or break a property's viability for off-grid living. Note buyers will assess the water resources carefully, and providing documentation of well production, water quality, storage capacity, and any rainwater harvesting systems is one of the most impactful things you can do to support a strong valuation.

Road Access and Location

Off-grid properties are by definition in rural areas, but the degree of remoteness varies enormously. A property that is 30 minutes from a small town on a maintained county road is a very different proposition from a property that is two hours from the nearest town at the end of an unmaintained dirt track. Note buyers consider both the property's accessibility and its proximity to supplies, medical care, and basic services. More accessible properties appeal to a broader range of off-grid buyers and are easier to sell in a foreclosure scenario, which supports better pricing. If your property has reasonable road access and is within a manageable distance of a town, these are significant positives worth highlighting.

Installed Off-Grid Systems

Off-grid improvements — solar power systems, water systems, waste management, and structures — add tangible value to the property because they reduce the investment that a new buyer would need to make to start using the land. A property with a functional solar array, a well or rainwater system, and a livable structure is essentially "move-in ready" for off-grid living, which dramatically broadens its appeal compared to raw land that requires the buyer to install everything from scratch. Note buyers will assess the value of these improvements based on their type, capacity, condition, and functionality. Providing detailed information about installed systems — including specifications, age, capacity, and condition — helps the buyer understand the property's enhanced value.

Terrain, Climate, and Natural Resources

The physical characteristics of the land affect its suitability for off-grid living and its appeal to potential buyers. Properties with a mix of terrain features — including buildable flat areas, natural windbreaks, mature trees for shade, and good solar exposure for panels and gardens — are the most versatile and appealing. The regional climate affects what types of off-grid living are practical: the mild winters of South Texas are more forgiving for off-grid beginners, while the extreme heat of West Texas requires more robust cooling and water systems. Natural resources like timber for building and firewood, wildlife for hunting, and fertile soil for gardening all add to the property's self-sufficiency potential and value.

Off-Grid Land Note Discounts — What to Expect

Off-grid land notes typically carry somewhat larger discounts than conventional land notes, reflecting the specialized nature of the market and the unconventional characteristics of the collateral.

Typical Discount Ranges

For performing off-grid land notes in Texas, discounts typically range from 18% to 38% of the remaining balance. Notes backed by properties with good water, solar systems, livable structures, and reasonable access in popular off-grid areas receive offers at the lower end. Notes on remote, unimproved, dry land with limited access face the largest discounts. The wide range reflects the enormous variability in off-grid property quality and the significant impact that water availability, improvements, and location have on value and marketability.

Strategies for Better Pricing

To improve the offer on your off-grid land note, focus on thoroughly documenting the property's assets. Photos and specifications of solar systems, water infrastructure, and structures are essential. A strong borrower payment history is the single most impactful factor you can present. Highlighting the property's water resources and any improvements that make it ready for immediate use adds value. Working with a direct buyer avoids broker commissions, and being transparent about any limitations — access challenges, water scarcity concerns, or regulatory issues — builds trust and leads to more accurate pricing. For a comprehensive look at discount factors, read this article about discounts when selling a land note in Texas.

Popular Off-Grid Regions in Texas

Off-grid properties exist throughout Texas, but certain regions have become particularly popular destinations for the off-grid community, and understanding these regional markets can help you position your note effectively.

The Trans-Pecos and Big Bend Region

The far west Texas region, including the areas around Terlingua, Study Butte, Marathon, Marfa, and Alpine, has become one of the most popular off-grid destinations in the country. The dramatic desert landscapes, the proximity to Big Bend National Park, the artist and music culture of Marfa, and the extremely affordable land prices have attracted a thriving off-grid community. Per-acre prices in this region are among the lowest in Texas, which keeps note balances modest, but the demand from the off-grid community provides a reliable buyer pool. The primary challenge in this region is water — rainfall is scarce and groundwater can be deep and expensive to access — so properties with established water solutions are significantly more valuable.

The Hill Country

The Texas Hill Country offers off-grid opportunities with the added benefits of scenic beauty, milder climate, and proximity to Austin and San Antonio. Off-grid properties in the Hill Country tend to be more expensive per acre than West Texas, but they also benefit from stronger water resources (springs, seasonal creeks, and reasonable well depths) and the lifestyle premium associated with the Hill Country landscape. Notes backed by Hill Country off-grid properties often receive more favorable offers because the collateral combines the off-grid appeal with the broader Hill Country market strength.

East Texas Piney Woods

East Texas offers off-grid living in a lush, green, well-watered environment that contrasts sharply with the arid West Texas landscape. Properties in the piney woods typically have access to surface water, reasonable well depths, and abundant timber for building and firewood. The higher rainfall makes rainwater harvesting more viable, and the moderate climate supports year-round gardening. Off-grid properties in East Texas are generally affordable and attract buyers who prefer a forested, water-rich environment. Notes backed by East Texas off-grid land are sellable at moderate discounts, with the property's water and timber resources providing positive valuation factors.

South and Coastal Texas

Off-grid properties in South Texas and along the coastal regions attract buyers drawn to the subtropical climate, the hunting and fishing opportunities, and the mild winters that make outdoor living comfortable year-round. Properties in the South Texas brush country offer excellent hunting, while coastal-adjacent properties near the Gulf provide fishing and beach access. The key challenges in this region are heat management and hurricane risk for coastal properties. Notes on South Texas off-grid land benefit from the hunting premium that the region carries, while coastal properties face the same storm risk considerations that affect all Gulf Coast land.

Common Reasons to Sell an Off-Grid Land Note

Off-grid land note holders sell for many of the same reasons as other note holders, with some motivations specific to this niche.

Converting a Niche Asset to Liquid Capital

Off-grid land notes are among the most specialized types of financial assets — the collateral appeals to a specific buyer demographic, the market is smaller than the conventional real estate market, and the monthly payments arrive slowly over many years. For note holders who need liquid capital for investments, purchases, or other priorities, selling the note is the most efficient path to cash. The note buyer has the expertise and patience to hold the asset, while you benefit from immediate liquidity.

Exiting an Unfamiliar Market

Many off-grid land notes are created by property sellers who used seller financing to facilitate a sale to a buyer whose lifestyle and property preferences are quite different from the seller's own. The seller may not fully understand the off-grid market, may be uncomfortable with the unconventional nature of the collateral, or may simply want to move on from a transaction that resulted in an asset they didn't expect to hold long-term. Selling the note to a buyer who understands and is comfortable with the off-grid market provides a clean exit and puts cash in the seller's hands.

Reducing Risk on Remote Properties

Off-grid properties are often in remote locations where monitoring the property's condition, verifying insurance coverage, and enforcing the note in case of default can be challenging. The distance and remoteness add practical risk to the note-holding experience. Selling the note transfers these challenges to a buyer who is equipped to manage them, providing the seller with the certainty of cash and the elimination of ongoing management complexity. For more on how risk factors affect the decision to sell, see this article on mistakes to avoid when selling a land note in Texas.

Ready to Sell Your Note?

If you're ready to sell your off-grid land note in Texas, Longhorn Note Buyers has the experience, the capital, and the open-minded perspective to evaluate your note fairly and provide a competitive offer. We've purchased more than $46 million in Texas land notes since 2007, including notes on off-grid properties across the state, and our 100% close rate means we stand behind every offer we make. Our founder, Nick McFadin, has been buying Texas notes since 1983, and our team understands that the off-grid market is a legitimate and growing segment of the Texas land market that deserves accurate, fair evaluation.

We are a direct buyer — not a broker — which means we purchase with our own capital and deliver the transparency, speed, and certainty that comes from working directly with the decision-maker. Whether your note is secured by a desert homestead near Terlingua, a wooded off-grid tract in East Texas, a Hill Country retreat with solar and water systems, or any other off-grid property in the state, we can evaluate it and provide a cash offer within 24 hours.

Call us today at (210) 828-3573 or visit longhornnotebuyers.com to request your free, no-obligation quote. Selling your off-grid land note in Texas puts immediate cash in your hands from a specialized asset that might otherwise take years to pay out, and Longhorn Note Buyers is here to make the process as smooth and rewarding as possible.

Frequently Asked Questions About Selling an Off-Grid Land Note in Texas

Does the lack of conventional utilities hurt my note's value?

The absence of conventional utilities is a defining characteristic of off-grid land, and experienced note buyers who understand this market do not view it as a straightforward negative. In the off-grid market, the lack of grid connection is expected and accepted — what matters more is whether the property has alternative systems (solar, well, rainwater) that make it functional for off-grid living. A property with no grid power but a robust solar installation and battery bank is actually more valuable to off-grid buyers than a similar property with neither grid power nor solar. The note buyer will assess the property based on its functionality and appeal within the off-grid market, not by comparing it to suburban properties with full utility service.

How do solar panels and off-grid improvements affect the value?

Installed off-grid improvements — particularly solar power systems, wells, water storage and filtration systems, and livable structures — add significant value to the collateral because they make the property immediately usable for off-grid living. A property with a $20,000 solar system, a productive well, and a small cabin is worth substantially more than the bare land alone. Note buyers will assess the value of these improvements based on their type, capacity, age, and condition. Providing specifications, installation dates, and photos of off-grid systems helps the buyer quantify the additional value they contribute to the collateral.

Are off-grid notes harder to sell than conventional notes?

Off-grid notes can be somewhat more challenging to sell because the market is more specialized and fewer note buyers are familiar with off-grid property valuation. However, the growing popularity of off-grid living has increased buyer awareness and interest in this property type. Working with a buyer who has statewide Texas experience and familiarity with diverse property types — including off-grid land — ensures that your note is evaluated by someone who understands the market and can provide a fair assessment rather than defaulting to excessive caution.

What about the water situation on my off-grid property?

Water is the single most critical factor in off-grid property valuation. Properties with reliable water sources — productive wells, springs, or effective rainwater harvesting systems with adequate storage — are dramatically more valuable than properties without dependable water. In arid regions of West Texas, where rainfall is scarce and wells may need to be very deep, water can be the make-or-break factor in the property's viability and value. If your property has a reliable water solution, document it thoroughly with production data, storage capacity, and quality information. If water is limited, being transparent about this helps the buyer make an accurate assessment.

How fast can I sell my off-grid land note?

The typical timeline is two to five weeks from initial contact to funding. The preliminary offer is provided within 24 hours. Due diligence takes one to three weeks depending on the property's location, the availability of comparable sales, and the complexity of the off-grid improvements. Closing is completed within a few business days after due diligence. Providing thorough documentation and photos at the outset — particularly of water systems, solar installations, and any structures — can help accelerate the process by giving the buyer the information they need to complete their assessment efficiently.