How To Buy Land in Temple for a Custom Build

Thinking about buying land in Temple so you can build your custom home your way? The opportunity is real, but the path is not the same as buying an existing house. You need to confirm utilities, understand local rules, and plan for septic, soils and permits before you commit. This guide walks you through the process step by step so you can move forward with clarity and confidence. Let’s dive in.

Temple vs county rules

The first step is to confirm whether the property sits inside the City of Temple or in unincorporated Bell County. Rules and permits differ. Parcels in the city follow the City of Temple’s zoning, building permits, inspections and utility service processes. Parcels in the county follow Bell County development standards and may rely on private systems like wells and septic.

Also check if the land lies in the city’s ETJ, or extra‑territorial jurisdiction. ETJ areas can bring additional platting or development requirements. Knowing the jurisdiction early helps you plan permits, timelines and utility connections without surprises.

Start with these quick checks

Before you fall in love with a parcel, run these fast screens:

• Utility availability: Is city water or sewer nearby, or will you need a well and septic? Ask for written confirmation from the utility provider if service exists.
• Legal access: Make sure access is via a public road or a recorded easement with a clear maintenance agreement.
• Survey status: Request the most recent survey and plan to update it. Easements, encroachments and floodplain areas matter.
• Restrictions: Ask for recorded plats, CCRs and HOA rules. These can control setbacks, home size and exterior materials.
• Flood risk: Check FEMA flood maps to identify flood zones and insurance needs.
• Septic feasibility: Order a site evaluation to confirm on‑site sewage viability if no city sewer is available.
• Soils and rock: Review soils and consider a geotechnical report for foundation design.
• Taxes and assessments: Verify the parcel with the Bell County Appraisal District and check whether there are special assessments or districts.

Step-by-step land buying plan

1) Set budget and financing

Decide if you will buy raw land first, a build‑ready lot, or pursue a construction‑to‑permanent loan. Raw land loans usually require larger down payments, shorter terms and higher rates than home mortgages. Construction‑to‑permanent loans can streamline financing by converting to a regular mortgage after the build. Some buyers also consider owner financing when available.

Build a budget that includes land price, closing costs, survey and title insurance, soils and septic evaluations, utility connections or extensions, driveway and culverts, site clearing and grading, and permit and inspection fees. Add a contingency for unknowns.

2) Search and pre-screen parcels

Shortlist properties that support your build plan. If you want city utilities, focus on areas inside Temple or within established service areas. If you want more acreage, consider unincorporated Bell County and plan for well and septic.

Ask the seller for the deed, any prior surveys, plats, CCRs and utility information. Verify whether mineral rights are reserved or severed and whether any reservations allow surface use that could affect your plans.

3) Craft an offer with right contingencies

Your offer should include time for due diligence. Build in clear contingencies for title review, a current ALTA or boundary survey, utility availability confirmation, soils and septic evaluations, floodplain checks, and permitting feasibility. If access is via private road, include time to obtain the maintenance agreement.

If you expect to subdivide or need a plat, make the contract contingent on obtaining the necessary approvals. If financing is required, include a realistic financing contingency window.

4) Run full due diligence

Work these items in parallel during the option period to keep your timeline tight.

• Title and easements: Order a title commitment through a local title company or attorney. Review liens, recorded easements, mineral reservations, and any exceptions you want removed. Ask for prior title policies or documents that clarify old easements or restrictions.
• Current survey: Require a recent ALTA or boundary survey that shows improvements, easements, dedicated rights‑of‑way, and the floodplain line. Confirm acreage and legal access.
• Zoning and platting: If in Temple, verify zoning, permitted uses, setbacks, height and lot coverage through Planning and Development Services. If in the county, review Bell County subdivision and development rules and whether a plat is required.
• Utilities: Confirm municipal water and sewer availability with the City of Temple or the serving utility. If service is not available, plan for a private well and septic. For electricity, identify the provider and request estimates for service drops or line extensions. Check the status of natural gas and broadband if those matter to you.
• Water wells and groundwater: If you will drill a well, identify the local Groundwater Conservation District that covers Bell County and confirm any well permitting requirements or limits. Review nearby well logs where available to understand depth and yields.
• Septic suitability: Order a site evaluation with a licensed professional to determine soil suitability, system type and ballpark costs. The Texas Commission on Environmental Quality sets statewide rules for on‑site sewage systems, and local offices manage permits.
• Soils and geotechnical: Review county and USDA soils data to spot expansive clays, shallow rock or other constraints. Budget for a geotechnical report so your builder can design the right foundation.
• Floodplain and environmental: Check FEMA flood maps. If the site has prior industrial use or any environmental red flags, consider a Phase I environmental site assessment. Consult the U.S. Army Corps of Engineers or U.S. Fish & Wildlife Service if there are potential wetlands or protected species concerns.
• Road access and driveways: If the parcel fronts a state highway, a driveway permit from the Texas Department of Transportation may be required. For county roads, coordinate with Bell County Road and Bridge or the county engineer. If on a private road, verify maintenance obligations in writing.
• Taxes and ongoing costs: Confirm the parcel’s account with the Bell County Appraisal District and check with the Bell County Tax Assessor‑Collector for current obligations. If inside Temple, account for city property taxes and any special districts.

5) Line up permits and pre-construction

Permits depend on location. Inside Temple, expect building permit plan review plus trade permits and inspections. In unincorporated areas, county permits can be more limited, but septic permits and driveway approvals still apply. If you plan to plat or re‑plat, start early. Plan for structural, foundation, framing, electrical, plumbing, septic and final inspections.

Coordinate with your builder on erosion control, stormwater measures and scheduling. Permit review can take weeks to months depending on completeness and workload.

6) Close and prepare the site

Once contingencies are satisfied, move to closing and order title insurance. After closing, your builder will stake the site, pull final permits, schedule utility work, and prepare the driveway and pad. Keep all approvals and inspections organized for a smooth final occupancy.

Utilities and septic basics

Utility availability shapes your budget. Inside Temple service areas, confirm water and sewer taps and any connection or impact fees. In rural parts of Bell County, expect to budget for a private well and an on‑site sewage facility.

For wells, confirm the Groundwater Conservation District’s rules. Ask for setbacks from septic, property lines and potential sources of contamination. For septic, a licensed site evaluator will recommend a conventional or advanced system based on soils and site slope. Your installer will coordinate permits with the appropriate local authority.

Electricity can be provided by a major utility or a local co‑op depending on location. Ask the provider about the nearest service point and costs to extend lines. Natural gas and broadband coverage vary. Request maps or written confirmation so you can compare extension costs to alternatives like propane or fixed wireless internet.

Timeline and budget planning

Every parcel is different, but you can plan a general sequence:

• Land closing: 30 to 60 days depending on title and financing.
• Permits and plan review: A few weeks to multiple months depending on jurisdiction and scope.
• Site work and utilities: Several weeks to several months depending on extensions and weather.
• Construction: Roughly 6 to 18 months depending on home size and complexity.

Build a budget that captures these cost categories:

• Purchase price, closing costs, title insurance and survey
• Septic design and installation if needed
• Water well drilling and pump if needed
• Utility taps, meters and line extensions
• Driveway, culverts and road approach
• Site clearing, grading and rock excavation if needed
• Geotechnical report and any foundation upgrades
• Permit, impact and inspection fees

Get itemized estimates from providers that serve Temple and Bell County so you can compare scenarios.

Common pitfalls to avoid

• No legal access: An unrecorded or unclear easement can stall financing and permits.
• Utility surprises: Costs to extend water, sewer or power can change project math fast.
• Septic or well infeasibility: Some soils, slopes or groundwater conditions limit options.
• Title defects and minerals: Old easements or severed mineral rights can affect surface use.
• Floodplain impacts: Building in or near a flood zone can change design, insurance and budget.
• Restrictive covenants: CCRs may limit design, size or materials more than local code.

Who to contact first

• City of Temple Planning and Development Services and Building Inspections for zoning, permits and utilities inside city limits.
• Bell County offices, including the County Clerk for recorded plats and deeds and Road and Bridge or the county engineer for driveway and road matters in unincorporated areas.
• Bell County Appraisal District for parcel data and taxing jurisdictions.
• Local title companies and real estate attorneys for title commitments and mineral‑rights review.
• Licensed Texas surveyors for ALTA and boundary surveys.
• Licensed site evaluators and septic installers familiar with local approvals.
• The Groundwater Conservation District serving Bell County for well rules and permitting.
• FEMA Flood Map Service Center for flood zone research.
• USDA NRCS Web Soil Survey for general soils mapping.
• Texas Commission on Environmental Quality for statewide on‑site sewage guidance.
• Texas Department of Transportation for driveway permits on state highways.

Why partner with a local team

Buying land for a custom build is doable when you move in the right order. A local team can help you confirm jurisdiction, line up the right surveys and tests, coordinate with title, and stay ahead of permits and inspections. You save time, reduce risk and protect your budget.

If you are considering land in Temple or anywhere in Bell County, our team can help you evaluate parcels, structure a smart offer, and manage the due diligence steps that matter most. Ready to talk through your build plan and next steps? Connect with Bolanos Realty to Schedule Your Free Consultation.

FAQs

How do I check city water and sewer for a Temple lot?

• Contact the City of Temple utilities department and request written confirmation or a utility availability letter that shows nearest lines, tap options and any connection fees.

What survey do I need when buying land in Bell County?

• Ask for a recent ALTA or boundary survey that shows easements, encroachments, floodplain, acreage and legal access, then update it if it is not current.

How are septic systems approved near Temple, TX?

• A licensed site evaluator confirms soil suitability and system type, and the local permitting office reviews and approves the on‑site sewage facility under statewide TCEQ rules.

Can I finance raw land now and build later in Temple?

• Yes. Raw land loans usually have higher rates and down payments, and many buyers later transition to a construction or construction‑to‑permanent loan for the build phase.

What mineral rights issues should I check before closing?

• Review the deed and title commitment for mineral reservations or severed rights and consult a title professional about surface‑use protections and any recorded reservations.

What are the biggest risks when buying buildable land in Bell County?

• The most common issues are lack of legal access, unexpected utility extension costs, septic or well infeasibility, title defects, floodplain constraints and restrictive covenants that limit plans.