Stonepath Land LLC buys vacant land directly from owners in Waco and across McLennan County. Tell us about your lot or acreage and we will send a written cash offer. You don’t have to list it, put a sign in the yard, or clean it up first, and you are under no obligation.
Get a written cash offer within 48 hours. Close in as little as 30 days, or on the date you choose.
- ✓ No commissions
- ✓ We pay closing costs
- ✓ Sell as-is
- ✓ You pick the closing date
Takes about 60 seconds.
Every offer is reviewed personally by Jon, Stonepath's founder.
📞 Call (410) 220-4744Prefer to call? Alley, our receptionist, answers (410) 220-4744 and can take your property details.
Where we buy in McLennan County
Besides Waco, we look at land in and around these communities. Small residential lots, rural tracts and odd-shaped parcels are all worth asking about.
Waco
Infill lots inside city limits, lots in older subdivisions, parcels near Baylor and Lake Waco, and land in the Waco ETJ where city platting rules apply.
Hewitt, Woodway and Robinson
Suburban communities south and west of Waco where new rooftops keep pushing out.
Lorena and Bruceville-Eddy
Towns along I-35 south of Waco, with homesites and acreage near the highway corridor.
China Spring and McGregor
Growth to the northwest and southwest, with residential lots and small acreage.
Bellmead, Lacy Lakeview and Elm Mott
Communities north and east of Waco near I-35.
Mart, Riesel, Axtell, Crawford, West and Moody
Open country and small towns where buyers look for homesites, livestock land and room to spread out.
McLennan County ZIP codes we cover
76701 (Waco), 76704 (Waco), 76705 (Waco), 76706 (Waco), 76707 (Waco), 76708 (Waco), 76710 (Waco), 76711 (Waco), 76712 (Woodway), 76643 (Hewitt), 76655 (Lorena), 76657 (McGregor), 76633 (China Spring), 76640 (Elm Mott), 76664 (Mart), 76682 (Riesel), 76624 (Axtell), 76638 (Crawford), 76691 (West), 76557 (Moody), 76524 (Eddy), 76630 (Bruceville). Some ZIP codes cross county lines; if yours does, send it anyway.
Types of McLennan County land we buy
Waco sits where I-35 meets TX-6 and US-84, and land along those corridors comes in many forms. We review most of them:
- Highway frontage: commercial and mixed-use parcels along I-35, TX-6 and US-84.
- Homesites near Lake Waco: lots and small acreage on the west side of Waco, Woodway and China Spring.
- Farm ground: blackland cropland and pasture around Mart, Riesel, West and Axtell.
- Infill and subdivision lots: vacant lots inside Waco, Bellmead, Hewitt and Robinson.
- Rural acreage: ranchettes, livestock land and unrestricted tracts outside the Waco ETJ.
Waco ETJ and unrestricted rural acreage
The City of Waco regulates subdivision plats inside its city limits and its extraterritorial jurisdiction, so dividing land there generally needs a city-approved plat. Outside the ETJ, McLennan County’s subdivision rules apply, and tracts with no deed restrictions can appeal to more buyers. We factor in exactly where your land sits.
Floodplain land along the Brazos and Bosque
The Brazos and Bosque rivers and the creeks feeding Lake Waco put parts of the county in FEMA flood zones. We check the flood map for your parcel and price it honestly rather than passing on it.
How we price your land
We don’t use a formula or a teaser number. Every McLennan County offer comes from research on your specific parcel:
- Comparable sales: recent sales of similar land nearby, adjusted for size and location.
- Access: paved or county road frontage, a recorded easement, or no legal access at all.
- Utilities: whether water, electric and sewer are available or a septic system and well would be needed.
- Zoning and restrictions: city zoning, county subdivision rules, deed restrictions, HOA or MUD rules, Waco ETJ platting rules, and FEMA flood zones.
- Size and shape: acreage, frontage and how much of the tract is actually usable.
- Demand: what builders and land buyers are currently looking for in McLennan County.
Your written offer states the dollar amount, and we’ll walk you through how each factor affected it.
Land other buyers pass on
Many land buyers only want clean, easy parcels. We review the harder ones too, and we price them honestly:
- Landlocked land: parcels with no road frontage or an unclear easement. Access affects value, but we still look.
- Back taxes: delinquent taxes, penalties and interest are normally paid from your sale proceeds at closing, so you don’t pay them upfront.
- Heirs and probate: inherited land with several owners or an unsettled estate. The title company confirms who must sign, and heirs can sign remotely. A probate attorney can advise on your situation.
- Liens and judgments: the title search finds them, and they are usually paid off from the proceeds at closing.
- No utilities: raw land with no water tap, power or sewer. We factor in what a buyer would need to add.
- Overgrown land: brush, cedar or tall grass. You don’t need to clear it first.
- Old structures: an old mobile home, shed or foundation on the lot. Tell us about it and we account for removal in the offer.
- Flood zone land: parcels partly or fully in a FEMA flood zone. We check the map and price the usable area honestly.
- Boundary questions: an old survey, unclear corners or a fence off the line. The title company and, if needed, a surveyor sort this out before closing.
- Any size: small lots under an acre up to large acreage.
Selling to Stonepath vs. listing with an agent
| Selling to Stonepath | Listing with an agent | |
|---|---|---|
| Commissions | None | Typically a percentage of the sale price, as agreed in the listing contract |
| Closing costs | We pay standard closing costs | Usually split between buyer and seller, per the contract |
| Condition | Sell as-is; no cleanup or survey required | Buyers may ask for cleanup, a survey or repairs |
| Timeline | Written offer within 48 hours; close in as little as 30 days | Depends on the market and on finding a buyer |
| Closing date | You pick it | Negotiated with the buyer |
| Price | A firm cash offer, often below full retail value | Possibly higher, but not certain |
| Showings and signs | None | Usually a sign, listing photos and showings |
Listing can make sense for some properties, and we’ll tell you if we think yours is one of them. For many owners, a certain sale on their schedule is worth more than a possible higher price later.
How it works
- Tell us about the property. Send the MCAD property ID or an address and the best way to reach you, through the form or by phone.
- Get a written offer. We research the parcel and send a clear cash offer within 48 hours. Close in as little as 30 days, or on the date you choose. No pressure and no deadline.
- Close through a title company. A licensed title company handles the paperwork, pays anything owed from the proceeds, and pays you by wire or check on the date you pick.
McLennan County land seller FAQ
How do closing and payment work when I sell my McLennan County land?
Once you accept our written offer and we both sign a purchase agreement, we open escrow with a licensed Texas title company or real estate attorney. The title company runs the title search, pays off any back taxes or liens from the proceeds, and records the deed. You can sign remotely or with a mobile notary, and the title company pays you by wire transfer or check on the closing date you choose.
What is my McLennan County land worth?
It depends on the specific parcel. We look at recent sales of similar land in McLennan County, plus access, utilities, zoning and restrictions, flood zone, size and shape, and current buyer and builder demand. Send us the parcel and we will send a written offer with a clear dollar amount and explain how we got there.
How do I find my parcel ID for land in McLennan County?
Look your property up on the McLennan Central Appraisal District (MCAD) website at mclennancad.org by owner name or address. The property ID and legal description shown there are what we use to research your land. MCAD sets appraised values; it does not collect taxes.
Who collects property taxes in McLennan County, and when are they late?
The McLennan County Tax Assessor-Collector’s office in Waco collects property taxes. Taxes are delinquent if not paid before February 1 of the year after they are billed. Under the Texas Tax Code, delinquent taxes add a 6% penalty the first month, rising to 12% by July 1, plus 1% interest per month. When you sell to us, back taxes are normally paid from your proceeds at closing.
Will you buy land near the Brazos River or Lake Waco that is in a floodplain?
We review it case by case. The Brazos and Bosque rivers and the creeks feeding Lake Waco put parts of McLennan County in FEMA flood zones. We check the FEMA flood map for your parcel, and land partly or fully in a floodplain is usually valued lower because building there is harder. We will explain how the flood zone affected our number.
My land is in the Waco ETJ, or it is unrestricted rural acreage. Does that matter?
It can. The City of Waco regulates subdivision plats inside its city limits and its extraterritorial jurisdiction (ETJ), so dividing land there generally needs a city-approved plat. Rural acreage outside city limits and the ETJ falls under McLennan County’s subdivision rules, and tracts with no deed restrictions can appeal to more buyers. We factor in where your land sits when we make an offer.
Do I need to clean up or survey my McLennan County land before I sell?
No. We buy McLennan County land as it is, so you don’t need to mow, clear brush, haul off debris or order a new survey first. If you already have a survey, a deed or a tax statement, send it along because it helps us research the property faster, but it isn’t required.
Are there fees or commissions if I sell my McLennan County land to Stonepath?
No commissions and no realtor fees. We pay standard closing costs, and the written offer is free with no obligation. The offer lists the dollar amount, so you can see what you would receive before you decide.
How fast can I sell land in McLennan County?
We send a written cash offer within 48 hours of getting your property details. If you accept, we open title with a Texas title company. Close in as little as 30 days, or on the date you choose. The title search and any curative work, such as heirship paperwork, can affect timing, and we will tell you early if anything looks likely to slow things down.
Will you buy landlocked land in McLennan County?
Yes, we look at it. Some rural tracts have no road frontage or depend on an unrecorded path across a neighbor’s land. The title company can confirm whether a recorded easement exists, and we price based on the access the parcel really has.
These answers are general information, not legal or tax advice. More answers are on our Seller FAQ.
Ready to sell your McLennan County land?
Tell us about your property and we’ll send a written cash offer. No obligation, and you can say no at no cost.
Email offers@stonepathland.com
Nearby counties
McLennan borders several counties we serve: Bell to the south on I-35, Falls to the southeast, Limestone to the east, Hill to the north, Bosque to the northwest, and Coryell to the west.
