Before You Buy Land Screening-grade rural land red flags

Sample report

Before You Buy Land Parcel Pre-Screen Report

Sample Report: Rural Cabin / Homestead Parcel in Comal County, Texas

Sample report date: 2026-05-21 Screening-grade public-source review
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Sample report note

This is a customer-facing sample report. It shows the level of review, source citation, red-flag framing, and next-step guidance a buyer should expect from a Parcel Pre-Screen Report.

This sample is not tied to a real APN, address, listing URL, survey, title commitment, seller packet, or parcel boundary.

Top 5 things to verify before offer

  1. OSSF/septic authority and records
  2. Floodplain and drainage review
  3. Edwards Aquifer relevance
  4. Recorded access and practical road/driveway path
  5. Restrictions, jurisdiction, and water/well path

Executive summary

Some unknowns require local verification before offer.

Comal County is a strong example of why rural Texas land should be screened before a buyer makes an offer. Public sources are available, but they do not produce a simple yes/no answer.

The buyer should verify OSSF/septic process, floodplain context, Edwards Aquifer relevance, access/frontage, subdivision or deed restrictions, driveway/right-of-way requirements, water/well questions, and the exact local authority path for the parcel.

Report posture

Overall screening posture

Some unknowns require local verification before offer.

Plain-English summary

The first question is not Can I build? The better question is what needs to be verified before this parcel is worth pursuing further.

Red-flag dashboard

Needs verification
  • What we checkedComal County OSSF sources, TCEQ OSSF guidance, and local permit workflow
  • What we foundComal County has a defined OSSF/septic process, but parcel-specific records are needed.
  • Why it mattersWastewater can be one of the biggest rural land constraints.
  • What to verify nextAsk the county who handles OSSF review for the parcel and request any prior records.
  • Source supportCounty OSSF sources and TCEQ OSSF guidance
  • Confidence levelHigh for source path, low to medium for parcel-specific risk
Needs verification
  • What we checkedCounty floodplain sources and FEMA context
  • What we foundFloodplain review exists, but parcel-specific risk cannot be concluded from the sample.
  • Why it mattersFlood context can affect use, cost, timing, and offer terms.
  • What to verify nextCheck the parcel in FEMA and ask whether any intended improvement area triggers review.
  • Source supportComal County floodplain sources and FEMA Map Service Center
  • Confidence levelHigh for source path, low to medium for parcel-specific risk
Unknown from public data
  • What we checkedWetlands and water-feature screening layers
  • What we foundThe sample does not have parcel coordinates, so no final wetland conclusion is available.
  • Why it mattersMapped or possible wetland or drainage features may reduce usable site area.
  • What to verify nextCheck NWI once coordinates are known and seek professional review if needed.
  • Source supportUSFWS National Wetlands Inventory
  • Confidence levelLow
Unknown from public data
  • What we checkedAccess, road frontage, and driveway questions
  • What we foundCounty maps and records can guide the review, but they do not prove recorded legal access.
  • Why it mattersAccess can make or break a rural land purchase.
  • What to verify nextAsk for recorded access documents, easements, plats, and road maintenance details.
  • Source supportCounty road, driveway, addressing, and clerk record paths
  • Confidence levelLow

Seller questions

  1. Has this parcel had any site evaluation, soil review, OSSF/septic permit application, inspection, denial, repair, or design work?
  2. Is there recorded legal access to the parcel?
  3. Are there deed restrictions, covenants, subdivision restrictions, POA/HOA rules, private road agreements, utility easements, or special district rules?
  4. Has any part of the property been identified as floodplain, drainage area, creek, wetland, steep terrain, or Edwards Aquifer regulated area?

Local authority questions

  • Who handles OSSF review for this parcel?
  • Does the parcel or intended homesite trigger floodplain review?
  • Would a driveway, culvert, address, or utility road crossing permit be needed?
  • Are there recorded plats, easements, restrictions, covenants, or other documents a buyer should review?

Source appendix

County OSSF/septic

Comal County OSSF Information

County OSSF source path

  • ConfidenceHigh
  • Last reviewed2026-05-21

Open source

County floodplain

Comal County Floodplain

Floodplain permit and administrator context

  • ConfidenceHigh
  • Last reviewed2026-05-21

Open source

Scope and exclusions

This report is a screening-grade public-source review. It helps identify red flags, missing information, source links, and next verification steps before making an offer.

It does not provide final determinations or professional review. It does not provide final land-use, permit, title-access, septic, or purchase conclusions.

Next step

Use the sample to decide whether the report fits your purchase stage.

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