11 Dirt-Cheap Farmhouses in Texas With Land — Hidden Real Estate Gems!
Texas is the largest state in the contiguous U.S. — and it contains more ignored rural real estate than almost anywhere else in the country. While Austin, Houston, and Dallas dominate headlines, the counties surrounding those metros and the wide stretches in between still have cheap farmhouses in Texas with land that barely register in the national conversation. We went looking for them.
This list covers 11 properties — 10 main picks plus one bonus at the end — drawn from across the state: East Texas piney woods, the Gulf Coast, the Texas Panhandle, and Northeast Texas cropland. Every property was an active listing at the time of filming. Prices and availability change — always verify current status before making any decisions.
What makes these cheap farmhouses in Texas with land stand out: most are priced well below the national median, several sit on working agricultural land with infrastructure already in place, and a few are outright historic — construction dating to 1900, 1915, and 1916 with the bones to match. The price range runs from $285,000 at the top to $87,500 at the bottom. And then there’s the bonus.
Read on for all 10 properties, plus the bonus, with a direct Zillow link for each.
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All 11 properties in this article are featured in the full American Home Opportunities video. Each chapter covers exterior, interior, location context, and an honest assessment — the same information you’d want before booking a showing.
What You’ll Find: Cheap Farmhouses in Texas With Land
These cheap farmhouses in Texas with land span nine Texas counties across four distinct regions. You’ll find everything from a 1915 East Texas farmhouse with two ponds and a whole-house generator, to a lakefront A-frame on 7.6 acres accessible only by ATV, to a six-bedroom 1916 fixer on unrestricted acreage in Cherokee County. Acreage ranges from one acre to nearly eight. Prices reflect condition honestly — several of these need work, and that’s already priced in.
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#1 — Tulia, TX — $285,000 — 3.34 acres
Split-level on 3.34 acres with a working barn, basement, and new roof — Texas Panhandle.
Three and a third acres just outside Tulia, where the Panhandle opens flat in every direction. The property comes with a working barn, a dedicated workshop, and additional outbuildings — rural infrastructure that would cost tens of thousands to build from scratch. Mature trees define three sides of the lot, an unusual feature in West Texas where most comparable properties are bare ground.
Inside the Home
3 bedrooms, 3 bathrooms, 2,288 sq ft built in 1950, split-level layout. Vaulted ceilings in the main living areas, a wood-burning fireplace, an updated kitchen with generous counter space and full cabinet coverage, formal dining room, separate utility room, and an enclosed patio. A finished basement adds usable below-grade space — uncommon in Panhandle construction where soil profiles often make basement work impractical.
Land and Outdoor Potential
Three and a third acres with a working barn, workshop, additional storage buildings, carport, and RV access. Mature trees and landscaping on three sides of the lot. Private well, state-certified septic tank. New roof installed recently. The property qualifies for agricultural tax assessment given the acreage and horse facilities designation.
About Tulia
Tulia is the county seat of Swisher County in the Texas Panhandle, about 65 miles south of Amarillo. The town has roughly 5,000 residents and a small commercial core — grocery, hardware, basic services. Swisher Memorial Hospital is in town, a critical access facility with emergency services. For specialty medical, major retail, and airport access, Amarillo is the destination.
Why This Property Stands Out
Among cheap farmhouses in Texas with land at this price, the combination of 3.34 acres, a working barn, workshop, basement, and new roof is difficult to replicate. The split-level layout and three full bathrooms are above average for Panhandle construction at this price point. Distance to Amarillo is the trade-off — 65 miles is the honest number.
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#2 — Groveton, TX — $237,500 — 3.9 acres
1915 East Texas farmhouse on 3.9 acres with two ponds, a whole-house generator, and a greenhouse.
Three point nine acres in Groveton, the Trinity County seat, and the first thing visible from the driveway is the two ponds. Full-sized surface-water ponds reflecting the treeline along the property edge. The setting is close enough to the courthouse square to walk, but the acreage gives it the feel of rural property rather than a large in-town lot.
Inside the Home
4 bedrooms, 2 full bathrooms, 2 half bathrooms, 2,004 sq ft built in 1915. High ceilings throughout — the original tall proportions of older Southern construction. Updated kitchen with an island and new countertops, formal dining room, large living room, wood and laminate flooring, double-pane windows, and covered deck off the back. No fireplace, but the whole-house Generac 24KW generator is already installed and operational.
Land and Outdoor Potential
Two full-sized ponds, a greenhouse, a workshop, a storage shed, detached carport, and wood fencing on the boundaries. The covered front porch runs the full width of the house. Public water and public sewer — no well or septic to manage. The generator removes a significant budget line item for any East Texas property buyer: power outages after storms can last days in Trinity County.
About Groveton
Groveton is the seat of Trinity County in deep East Texas, about 45 miles west of Lufkin and roughly 100 miles north of Houston. The town has around 2,000 residents. East Texas Medical Center Trinity is 16 miles away in Trinity. Lufkin is the regional hub: CHRISTUS Mother Frances Hospital, Angelina College, manufacturing, healthcare, and timber employment. Trinity County’s economic backbone has historically been the timber industry.
Why This Property Stands Out
The whole-house generator, two ponds, and greenhouse make this one of the more infrastructure-complete cheap farmhouses in Texas with land at this price. The 1915 construction date means careful inspection is warranted, but a house overbuilt by modern standards with four bedrooms and two ponds on 3.9 acres at $237,500 is a genuine value in this region.
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#3 — Huntington, TX — $229,900 — 3 acres
Country cottage on 3 acres with quartz countertops, wood-burning fireplace, pond, and all appliances included.
Three park-like acres in Angelina County — cleared, gently landscaped, with mature trees set back at the edges. A pond holds surface water year-round at the back of the property. Metal roof, gravel road, aerobic septic system, covered front porch and back patio, RV cover, and a detached workshop.
Inside the Home
3 bedrooms, 1 bathroom, 1,144 sq ft built in 2005, one-and-a-half stories with a loft above the main level. Open-concept layout with vaulted ceilings. Wood-burning fireplace. Quartz countertops in the kitchen — a finish that doesn’t appear in rural East Texas cottages at this price. Tile and laminate flooring. Refrigerator, washer, dryer, microwave, and range all convey with the sale. HVAC and water heater recently updated.
Land and Outdoor Potential
Three acres with a year-round pond, detached workshop, storage shed, covered carport, RV cover, covered front porch, and covered back patio. Metal roof on the house. HardiPlank siding. Aerobic septic system and private well. The gravel driveway and cleared lot make the acreage accessible and usable from day one.
About Huntington
Huntington is a small Angelina County community about 15 miles east of Lufkin. Lufkin is the regional employment and medical center: CHRISTUS Mother Frances Hospital, Angelina College, manufacturing, healthcare, and timber sector employment. Sam Houston National Forest begins to the south. The area draws consistent short-term rental demand from outdoor recreation visitors.
Why This Property Stands Out
The quartz countertops and full appliance package set this apart from comparable cheap farmhouses in Texas with land. The single bathroom is the honest constraint — practical for a rental or single occupant, but a budget line item for a family. Updated systems, metal roof, and a year-round pond at under $230K is a competitive package in East Texas.
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#4 — Woodville, TX — $199,900 — 6.46 acres
6.46 acres in Big Thicket country with an outdoor kitchen, fire pit, hot tub, and creek boundary.
Six and a half acres outside Woodville in Tyler County, surrounded by mature hardwood canopy and East Texas pine. The property has been developed for outdoor use over time: outdoor kitchen, fire pit area, hot tub setup, covered seating areas, and a creek running along the back of the land. This is a retreat property that happens to have a four-bedroom house on it.
Inside the Home
4 bedrooms, 2 full bathrooms, 2,200 sq ft, two stories. Main living areas and kitchen on the ground floor with a breakfast room adjacent. Primary bedroom on the ground level with a walk-in closet. Tile flooring throughout. Dishwasher, electric range, and microwave. Pillar and post pier foundation — appropriate for East Texas soil. Community water service. Covered deck accessible directly from the main living level.
Land and Outdoor Potential
Six point four six acres with mature hardwood canopy, outdoor kitchen, fire pit, hot tub area, creek boundary, covered seating areas, and covered deck. Barbed wire fencing on the boundaries. Three-car parking plus additional space. The Big Thicket National Preserve borders the county — hunting and outdoor recreation access is the primary short-term rental driver in this area.
About Woodville
Woodville is the Tyler County seat in Southeast Texas, roughly 55 miles north of Beaumont and 90 miles northeast of Houston. Tyler County Hospital is in town — the county’s primary care and emergency facility. Beaumont provides the full regional hospital system: CHRISTUS Southeast Texas–St. Elizabeth and Baptist Hospitals of Southeast Texas. The Big Thicket National Preserve draws consistent outdoor recreation visitors to the county.
Why This Property Stands Out
The outdoor infrastructure — kitchen, fire pit, creek, hot tub — is what separates this from other cheap farmhouses in Texas with land at this price. At $91 per square foot for a 4-bedroom house on 6.46 acres, the value case is clear. Tyler County is not a fast-appreciation market, so buy it to use it rather than to flip it.
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#5 — Warren, TX — $180,000 — 7.63 acres
Lakefront A-frame on 7.6 private acres along Drake’s Branch Lake — accessible by ATV or foot only.
Seven and a half acres along Drake’s Branch Lake in Tyler County — direct lakefront, not a shared easement. The property is part cleared, part wooded, with the water visible from the property line. Multiple structures on the land: a garage with a roll-up door, an RV shed, three carport spaces, and a second building with a covered porch that could serve as guest space or a studio.
Inside the Home
2 bedrooms, 2 full bathrooms, 1,640 sq ft, A-frame built in 1979. Vaulted ceilings at the ridge, loft above the main floor, balcony from the loft overlooking the living area below. Both bedrooms are on the main floor with en-suite bathrooms — an unusual arrangement at this price. Open kitchen-to-breakfast area layout. Interior utility room. Gas range included.
Land and Outdoor Potential
Seven point six three acres of lakefront land: part cleared near the house, wooded toward the water, with direct lake access. Garage with roll-up door, RV shed, three carport spaces, and a second covered-porch structure. Private well and septic. Important: current access to the property is limited to foot traffic, ATV, or side-by-side. No maintained vehicle road to the door — which means cash or specialized financing only, and is also why the price is what it is.
About Warren
Warren is a small Tyler County community, with Tyler County Hospital in Woodville roughly 20–25 miles away. Beaumont is about 50 miles southeast, providing access to the full Southeast Texas hospital system and commercial infrastructure. Daily services — groceries, pharmacy — require a real drive from this location. Drake’s Branch Lake and the surrounding Big Thicket area draw outdoor recreation visitors year-round.
Why This Property Stands Out
Lakefront acreage at $110 per square foot is the core argument here. The access limitation is real — no vehicle road means no standard mortgage — but it also explains the price and guarantees a level of privacy that most properties can’t offer. The buyer who can work within those constraints gets seven-plus acres on a lake for $180,000.
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#6 — Rusk, TX — $165,000 — 2.2 acres
Six-bedroom 1916 fixer on 2.2 unrestricted acres — five minutes from Rusk’s downtown, public utilities throughout.
Two acres on the edge of Rusk in Cherokee County — and the word that matters most in this listing is unrestricted. No deed restrictions, no HOA. The buyer can bring livestock, add structures, operate a business, or expand the footprint without approval. Public water and sewer are already at the street.
Inside the Home
6 bedrooms, 2 full bathrooms, 2,280 sq ft built in 1916, two stories. Original wood flooring throughout. Wood-burning fireplace in the main living room. Breakfast bar off the kitchen. The proportions reflect early 20th-century construction: ceiling heights, wall thickness, and room sizes that modern framing doesn’t replicate. Condition is mixed — several rooms need cosmetic updates, three bedrooms and one bathroom need more direct renovation work.
Land and Outdoor Potential
Two point two unrestricted acres with a covered front porch. No garage or carport. Public water, public sewer, TXU electric. The unrestricted zoning is the land’s strongest feature: multi-tenant rental, residential care configurations, livestock, or additional structures are all on the table.
About Rusk
Rusk is the Cherokee County seat in East Texas, roughly 12 miles south of Jacksonville and 40 miles west of Tyler. Christus Mother Frances Hospital–Jacksonville is 12 miles north. Tyler provides the full regional medical and employment infrastructure. The Texas State Railroad operates between Rusk and Palestine, bringing consistent heritage tourism to the area throughout the year.
Why This Property Stands Out
Six bedrooms on unrestricted acreage with public utilities at $72 per square foot is the combination rental investors look for in East Texas. This is not a turnkey property — three bedrooms need real renovation, not cosmetic work. The buyer who goes in with a clear scope and a contractor lined up has a strong opportunity among cheap farmhouses in Texas with land at this price.
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#7 — Victoria, TX — $147,500 — 1.55 acres
Corner lot on 1.55 acres at the edge of Victoria — covered porch, two-car garage, Gulf Coast 35 miles away.
A 1.55-acre corner lot in Victoria County, at the edge of a city of roughly 65,000 people. Two full street frontages, a generous setback in both directions, and acreage that provides real outdoor space without requiring a long rural commute for daily services. Covered front porch, covered deck, covered patio, attached two-car garage, and RV access.
Inside the Home
3 bedrooms, 2 full bathrooms, 1,545 sq ft built in 1950. Mix of laminate, tile, and wood flooring reflecting decades of incremental updates. Decorative fireplace in the living room. Tile countertops, full pantry, multiple closets. Currently cooled by three-plus window units and heated by wall heaters — the house predates central air and the first renovation priority is an HVAC system. The listing is honest about TLC being needed: sound bones, original floor plan intact.
Land and Outdoor Potential
One point five five acres on a corner lot with a covered front porch, covered deck, covered patio, attached two-car garage, and RV access. Pier and post foundation. Composition and shingle roof. The lot size is the standout — most in-city Victoria properties are a fraction of this acreage. Well and septic on site.
About Victoria
Victoria is a South Texas city of about 65,000 in Victoria County, roughly 35 miles from Port Lavaca and the Gulf Coast. Citizens Medical Center is in the city — a full regional hospital. University of Houston–Victoria is 10 minutes away. Major employers include Caterpillar, DuPont, and Formosa Plastics in the regional industrial corridor. The combination of manufacturing, petrochemical, and port-adjacent logistics creates stable year-round rental demand.
Why This Property Stands Out
Among cheap farmhouses in Texas with land, this property’s location is the differentiator: 1.55 acres at the edge of a full city with hospitals, universities, and industrial employment. The HVAC situation and TLC status are already priced in at $147,500. Updated and rented, this property competes with Victoria’s standard rental stock.
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#8 — Petty, TX — $115,000 — 1 acres
1900 farmhouse on one acre with a wrap-around porch and a claw-foot tub — 30 minutes from Bois D’Arc Lake.
One acre in Petty, Lamar County, near the Lamar–Fannin county line in the rolling northeast Texas cropland. The wrap-around porch defines the property from the road: it extends along the front and around the sides, deep enough for rocking chairs and covered against rain. Detached two-car carport, storage shed, additional outbuilding, and a metal roof in place.
Inside the Home
3 bedrooms, 2 full bathrooms, 1,400 sq ft built in 1900. Largest room is the kitchen: 18 by 16 feet, a genuine eat-in kitchen with abundant counter space. French doors in the living room. Claw-foot bathtub original to the period, in working condition. Wainscoting and paneling throughout. Primary bedroom at 14 by 12. Gas heat, window unit cooling.
Land and Outdoor Potential
One flat acre with mature shade trees, detached two-car carport, storage shed, and additional outbuilding. Metal roof on the house. Block foundation standard for this era of northeast Texas construction. Gas and electricity connected. Private sewer.
About Petty
Petty is a small Lamar County community about 15 miles south of Paris, the county seat. Paris Regional Medical Center is in Paris along with Walmart and the full commercial infrastructure of a northeast Texas city. Bois D’Arc Lake — a recently completed reservoir — is 30 minutes away and actively attracting recreation and residential development to the surrounding area.
Why This Property Stands Out
The wrap-around porch and claw-foot tub give this property the character that buyers of cheap farmhouses in Texas with land specifically look for. A 1900 construction date means the inspection needs to go deep — foundation piers, crawl space, electrical panel. At $82 per square foot, 30 minutes from a growing lake recreation market, the value case is strong for a patient buyer.
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#9 — Littlefield, TX — $95,000 — 1.8 acres
Horse-ready 1.8 acres with barn, round pen, and hardwood floors — 40 minutes from Lubbock.
One point eight acres on the west side of Littlefield, Lamb County — and this property is horse-ready, not just horse-compatible. The barn has hay storage, a round pen is in place for training and work, and the 1.8 acres are fully fenced with barbed wire. Metal roof, new HVAC, and brick construction on a pillar and pier foundation.
Inside the Home
3 bedrooms, 1 bathroom, 1,347 sq ft built in 1960. The family room is 23 by 13 feet with original hardwood flooring — not laminate, not vinyl plank, but full-dimension lumber from a 1960 Panhandle build. Bedrooms range from 110 to 143 square feet with vinyl flooring. Open kitchen–dining arrangement. Laundry room with cellar access. Refrigerator, gas range, washer, and dryer all convey with the sale. New HVAC installed and operational.
Land and Outdoor Potential
One point eight fenced acres with barn, hay storage, round pen, and pasture. Carport, gravel and dirt road access. Metal roof. Private well. Cesspool — the older-style septic arrangement — should be inspected and eventually replaced. The property qualifies for agricultural tax assessment. Horse facilities designation is noted in the listing.
About Littlefield
Littlefield is the Lamb County seat in the southern Texas Panhandle, 40 miles west of Lubbock. Lubbock provides the full regional infrastructure: University Medical Center with Level I trauma, Covenant Health, Texas Tech University, and one of the most complete employment markets in West Texas. The surrounding county is cotton and cattle — the economic pattern of the Panhandle. Littlefield has a small commercial core for daily needs.
Why This Property Stands Out
Barn, round pen, and 1.8 fenced acres at $95,000 is the scarcest combination among cheap farmhouses in Texas with land in the Panhandle. The one bathroom and cesspool are the honest constraints, both known and priceable. For a buyer who needs working horse infrastructure and wants a 40-minute drive to Lubbock, the options at this price are nearly nonexistent.
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#10 — San Augustine, TX — $87,500 — 1.17 acres
Brick corner lot with a fireplace, formal dining room, and guest quarters — Deep East Texas at $46 per square foot.
A 1.17-acre corner lot in the city of San Augustine, where Deep East Texas leans into itself — Sabine National Forest beginning minutes from the property boundary. Two full street frontages, natural setbacks in both directions, and a yard that wraps rather than narrows. A separate guest quarters structure sits on the property, offering a secondary living unit not counted in the main square footage.
Inside the Home
3 bedrooms, 1 full bathroom, 1 half bathroom, 1,901 sq ft of single-story brick construction. Large living room with a real working fireplace. Formal dining room. Brick construction changes the character of the interior: sound absorption, temperature retention, and a settled quality that frame construction doesn’t replicate. Currently heated with space heaters and cooled with window units. Central HVAC installation is the first and required renovation project — budget $8,000–$15,000 before closing.
Land and Outdoor Potential
One point one seven acres on a corner lot with the guest quarters structure and a composite–metal roof combination. Pillar and pier foundation. Public sewer. The guest quarters adds a separate living dimension — potential rental income, family use, or home office depending on local requirements. Sabine National Forest is minutes away.
About San Augustine
San Augustine is a small Deep East Texas city and the county seat of San Augustine County. CHI St. Luke’s Health Memorial San Augustine is in town — a certified critical access hospital with 24-hour emergency services. Nacogdoches is 33 miles west, providing Nacogdoches Medical Center, Stephen F. Austin State University, and regional employment infrastructure. The Sabine National Forest and Toledo Bend Reservoir are within close reach, drawing outdoor recreation visitors to the area year-round.
Why This Property Stands Out
At $46 per square foot, this is the lowest price-per-square-foot of any property in this list of cheap farmhouses in Texas with land. Brick construction, a corner lot with guest quarters, a fireplace, and formal dining at $87,500 is a combination that doesn’t appear often. The HVAC situation is the non-negotiable first project. Everything else is negotiable.
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BONUS — Groesbeck, TX — $45,000 — In-Town Lot
Three bedrooms, public utilities, Central Texas — $45,000 and $225 in annual property taxes.
This one is a bonus because the price is too unusual to leave out. A standard city lot in Groesbeck, Limestone County — halfway between Waco and Corsicana in Central Texas. 3 bedrooms, 1 bathroom, 1,476 sq ft built in 1941. Public water. Public sewer. Power connected. This is not a farmhouse on 10 acres, but it belongs in any conversation about what you can still buy in Texas.
Inside the Home
3 bedrooms, 1 bathroom, 1,476 sq ft built in 1941. Wood frame construction, simple layout, ceiling fans throughout. The house needs renovation — the listing is upfront about that. Some areas need cosmetic work; others need more direct attention. Two-car detached carport alongside the house.
Land and Outdoor Potential
Standard in-town city lot at 4,356 square feet with a two-car detached carport. Public water, public sewer, power connected. Annual property tax: $225. The carrying cost on this property is lower than one month’s rent in most Texas cities.
About Groesbeck
Groesbeck is the seat of Limestone County in Central Texas, roughly 45 miles southeast of Waco and 40 miles west of Corsicana. Limestone Medical Center is in town — a critical access hospital with 24-hour emergency services. Waco provides the full regional infrastructure: Baylor Scott and White Medical Center, McLennan Community College, and one of the more complete employment markets in Central Texas.
Why This Property Stands Out
At $30 per square foot with $225 in annual taxes, the carrying cost is lower than one month’s rent almost anywhere in Texas. A renovated 3-bedroom house in Groesbeck rents for $700–$900 per month. This is a renovation project with honest pricing — the buyer who goes in clear-eyed ends up with a real Central Texas asset for the price of a used car.
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Final Thoughts on Cheap Farmhouses in Texas With Land
Texas is not one real estate market — it’s several, running in parallel and priced differently. The cheap farmhouses in Texas with land on this list reflect that: a Panhandle split-level with a basement and working barn, an East Texas lakefront A-frame, a Victorian-era six-bedroom on unrestricted acreage, a Gulf Coast corner lot near industrial employment. Different regions, different property types, different buyer profiles.
A few patterns worth noting across these cheap farmhouses in Texas with land: East Texas properties tend to carry the most acreage and outdoor infrastructure per dollar. Panhandle properties are the most affordable per square foot but require the most tolerance for distance to urban services. The Gulf Coast and Central Texas properties offer the best proximity to employment and hospitals. And across all regions, properties built before 1960 consistently deliver more square footage and character per dollar — with inspection requirements to match.
If any of these caught your attention, click through to the Zillow listing to verify current status, confirm the price hasn’t changed, and read the full listing description. Visit in person before making any offer. Rural properties in Texas involve additional considerations — well and septic condition, road access, agricultural easements, flood zone status — that a listing page won’t fully cover. Do your own diligence.
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Disclaimer
American Home Opportunities is not a real estate brokerage, real estate agent, lender, financial advisor, or legal advisor. All properties featured in this article are sourced from publicly available real estate listings and are shared for informational and educational purposes only. We do not represent the sellers, buyers, listing agents, brokerages, or any transaction connected to these properties. Property prices, availability, listing details, taxes, acreage, square footage, utilities, zoning, restrictions, and condition may change at any time. Some properties may already be under contract, sold, withdrawn, or updated by the time you read this article. Before making any decision, always visit the official listing page for the most current information, contact the listing agent or a licensed real estate professional, verify property condition, boundaries, utilities, zoning, access, and legal details, visit the property in person whenever possible, and consult qualified professionals before making a purchase decision. Rural properties can involve additional considerations such as wells, septic systems, road access, surveys, easements, repairs, insurance, and financing limitations. Always do your own due diligence before buying any property.
