I just watched Codie Sanchez buy 10 acres of land in West Texas for less than $10,000 without seeing it first. Why? To test if the American Dream is still alive and attainable on a budget. The results were surprising, and the journey taught valuable lessons about real estate investment that could benefit anyone looking to build wealth through land ownership.
When she set out on this adventure, she had three simple criteria: she wanted at least 10 acres, she wanted it in West Texas (near national parks to attract tourists), and she wanted raw land with minimal restrictions. Her budget was firm at $10,000, and she challenged herself to complete the purchase within one week—a timeline most experts called impossible.
Finding Land in a Digital Age
Her search began on land.com, where she found several promising properties. One listing caught her eye: 10 acres near Alpine for $17,500 with seller financing available. The mountain views were stunning, and the location near Marfa made it attractive for tourism potential.
When she called her father (a real estate professional) to share her plan, his reaction was predictable: “You’ve got to be kidding. Inside of a week?” Despite his skepticism, he offered to help verify any deal she found. This is crucial advice for any land buyer—always get a second opinion from someone knowledgeable.
Finding a realtor willing to work with her timeline proved challenging. After several calls, she connected with Phil, who not only believed in her vision but already had a property in mind. This taught an important lesson: persistence pays off, and you only need one “yes” to move forward.
Avoiding Land Scams
Her journey wasn’t without obstacles. She almost got scammed on her first potential purchase—the seller didn’t even own the land they were trying to sell! This experience highlighted five common land scams everyone should watch for:
-
Misrepresentation of ownership (sellers who don’t actually own the land)
-
Misrepresentation of the land’s condition or features
-
Predatory owner financing terms that allow easy repossession
-
Undisclosed flood plains or drainage issues
-
Missing mineral rights that could allow drilling on the property
To protect herself, she made sure to get a title policy. Title companies verify ownership and ensure there are no liens against the property. Without a clean title, buyers could face serious legal and financial problems down the road.
The Purchase Process
After finding the right property—10 acres for $9,000—she moved quickly. The total investment came to about $10,000, including gas ($200), title check ($500), and realtor fee ($300). She also negotiated a 10-day option period to inspect the property and verify that she could drill a well, install septic, and get electricity.
When she finally arrived at the property, she faced another challenge: the access gates were locked despite her easement rights. This could have been grounds to back out of the deal, but she persevered and found another way in.
Standing on her own 10 acres, deed in hand, was an incredible feeling—proof that the American Dream is still within reach for those willing to take calculated risks.
The Business Potential
To understand the profit potential, she visited a successful glamping business with 10 Mongolian yurts on 46 acres. The owners shared impressive numbers: they purchased their land for $3.1 million, invested in beautiful accommodations, and now generate about $800,000 in annual revenue with $300,000 in net income.
While her investment was much smaller, the principle is the same. With the right improvements and marketing, raw land can generate significant returns. Options for her property include:
-
Installing a glamping tent, teepee, or trailer (one owner she spoke with purchased a turnkey camper for just $16,000)
-
Utilizing agricultural exemptions for tax breaks (possible with 10+ acres by raising cattle, bees, or creating a wildlife exemption)
-
Creating an off-grid retreat near popular tourist destinations like Big Bend National Park and Marfa
The location is particularly valuable, being only about 1 hour and 40 minutes from Big Bend National Park and 30 minutes from Marfa, known for its art scene and mysterious “Marfa lights” phenomenon.
Lessons Learned
This experience proved that many of the barriers to land ownership are psychological rather than practical. When people said it couldn’t be done in a week, they were wrong. When they said good land couldn’t be found for under $10,000, they were wrong.
The truth is that opportunities exist for those willing to do the research, take calculated risks, and ignore the naysayers. As she stood on her new property looking at the mountains and vast Texas sky, it was clear—the American Dream isn’t dead. It just requires initiative and courage.
Those who say something is impossible should get out of the way of those who are doing it. You can literally just do things.
Frequently Asked Questions
Q: Is it really possible to buy land without seeing it first?
Yes, but you need to take precautions. Always get a title check, negotiate an option period for inspections, and research the area thoroughly. Having a trusted local realtor is also essential to verify the property meets your criteria.
Q: What should I look for when buying raw land?
Focus on access (legal easements to reach your property), utilities (water, electricity potential), zoning restrictions, environmental factors (flood zones, drainage), and future development plans for the area. Also, consider the land’s potential uses based on topography and location.
Q: How can I make money from undeveloped land?
There are multiple strategies, including renting to campers or glampers, agricultural uses (raising livestock or bees), hunting leases, timber harvesting, subdividing and selling smaller parcels, or simply holding for appreciation. The best approach depends on the land’s specific characteristics and location.
Q: What are the tax advantages of owning rural land?
Many rural properties qualify for agricultural exemptions that can significantly reduce property taxes. Requirements vary by county but typically require 10+ acres and some form of agricultural activity like raising livestock, beekeeping, or wildlife management. These exemptions can reduce annual carrying costs substantially.
Q: How much should I budget beyond the purchase price?
Beyond the land cost, budget for title fees, surveys, property taxes, and any improvements you plan to make. If you’re developing the land, costs for well drilling, septic installation, and electricity can be substantial. Always get multiple quotes from local contractors before finalizing your budget.
