Send us Fan Mail Texas Farm and Ranch real estate is treated like a niche—but the money, complexity and opportunity say otherwise. In Real Estate AF EP 167, Mark Jones sits down with returning guests Michael Schultz and Brianna Jones to break down what buyers, sellers and agents misunderstand about Texas land. They compare what $1 million, $5 million and $20 million can buy; explain why ranch transactions take longer than home sales; and unpack appraisals, Farm Credit financing, water, minerals, easements, improvements, ag and wildlife valuation, off-market opportunities and contract details that can cost someone six figures. IN THIS EPISODE • Why farm and ranch is overlooked and under-taught • Brianna joining Michael’s team • What actually makes a property a ranch • What $1M, $5M and $20M buys across Texas • The “Yellowstone effect” and rural demand • How AI data centers and water concerns affect land • Why ranch appraisals and financing work differently • Farm and Ranch Contract provisions, minerals and accessories • Access, easements, surveys and other six-figure mistakes • Ag versus wildlife valuation and property-tax impact • First-time buyer preparation and seller strategy • The hot take: are residential agents costing ranch sellers money? • Why water rights may become the real asset • Rapid-fire Texas ranch preferences GUESTS Michael Schultz Associate Broker | Texas Farm & Ranch https://texasranchsalesllc.com/our-team/michael-schultz/ Brianna Jones Farm & Ranch Realtor | Michael Schultz’s team Texas Ranch Sales https://texasranchsalesllc.com/ HOST Mark Jones | NMLS #513437 Host, Real Estate AF Senior Mortgage Loan Officer | Branch Manager iThink Mortgage powered by Premier Mortgage Resources https://MortgageTalkWithMark.com/ POWERED BY LOANBOT https://myloanbot.ai/ CHAPTERS 00:00 Get Better Every Day — Cold Open 00:32 Welcome: Texas Farm & Ranch 01:29 Meet Michael Schultz & Brianna Jones 03:28 Why Ranch Transactions Take Longer 05:21 Brianna Joins Michael’s Team 09:05 Why Farm & Ranch Is Overlooked 11:06 Referrals, Reputation & Ranch Marketing 15:29 What Actually Counts as a Ranch? 18:03 What $1M, $5M & $20M Buys 33:13 The Yellowstone Effect 34:02 Texas Rural-Land Market Reality 37:02 AI Data Centers, Land & Water 44:10 Appraisals, Cash Buyers & Farm Credit 46:14 Ranch Financing and Contract Strategy 47:02 Water, Minerals & Subsurface Rights 49:31 What the Farm and Ranch Contract Covers 53:11 Buyer Mistakes That Can Cost Six Figures 55:01 Why New Agents Should Not Go It Alone 58:45 Ag vs. Wildlife Valuation 1:02:10 How Valuation Affects Property Taxes 1:05:00 First-Time Ranch Buyer Advice 1:07:08 Seller Advice Before Listing 1:08:43 Hot Take: Residential Agents Listing Ranches 1:10:56 Why Water Rights Matter 1:14:48 Rapid Fire 1:18:09 Final Takeaways QUESTION FOR YOU What is the most overlooked issue when buying Texas land: water, access, minerals, taxes, financing or the agent’s experience? Comment below, subscribe and share this episode with someone considering acreage, a hunting property, a working ranch or a legacy land purchase. IMPORTANT DISCLOSURES This content is for educational and entertainment purposes only. It is not legal, tax, financial, appraisal, engineering, environmental, agricultural, real estate or individualized mortgage advice. Nothing presented is a commitment to lend, loan approval, rate quote, rate lock, Loan Estimate, offer of credit or guarantee of terms. Mortgage and land-loan programs, rates, costs, guidelines and availability may change without notice. Financing is subject to borrower qualification, credit and property approval, verified documentation, underwriting, collateral review and program availability. Not all applicants or properties will qualify. Texas land, water, mineral, access, easement, tax-valuation and contract issues are property-specific. Consult licensed attorneys, tax professionals, surveyors, engineers, appraisers, lenders and land specialists before acting. “Ag exemption” and “wildlife exemption” are common terms; eligibility, filing and tax treatment vary by property and appraisal district. Guests speak for themselves. Their opinions and transaction stories do not necessarily represent Mark Jones, iThink Mortgage, Premier Mortgage Resources, LoanBot or any affiliated organization. No compensation is paid or received for referrals, endorsements or podcast appearances unless disclosed. No referral or settlement-service arrangement is intended or offered in violation of RESPA or applicable law. LoanBot is an educational mortgage technology resource. It does not approve loans, make credit or underwriting decisions, guarantee eligibility or replace a licensed mortgage professional. Mark Jones | NMLS #513437 iThink Mortgage powered by Premier Mortgage Resources, LLC | NMLS #1169 Equal Housing Lender #RealEstateAF #TexasLand #FarmAndRanch Support the show RealEstateAF is Powered by LoanBot.com Host: Mark Jones | Sr. Loan Officer | NMLS# 513437 If you would like to work with Mark on your next home purchase or as a partner visit iThink Mortgage.
