MCLENNAN COUNTY, TX | 2.15 acres | No Restrictions | Brazos River Valley | Power & Water For Sale

Own This Property for $21k Down + $1186/month – No Bank, No Credit Check!

Texas Land for Sale near Brazos River

Opportunities like this are exactly what land buyers and outdoor enthusiasts look for: an affordable, unrestricted 2.15-acre property near the Brazos River with room to build, recreate, invest, or simply hold for the future.

• No Restrictions
• Extensive Public Road Frontage
• Power and Water
• Elevated Homesite for Great Views of River Valley
• No Wetlands & 97% Floodplain-free
• Surveyed
• Only 16 Minutes to Lake Waco
• Lowest Priced 2+ acre Lot in the Market!
• Owner Financing Available: $21k Down, $1186/Month – No Bank, No Credit Check

This undeveloped, wooded parcel offers approximately 723 feet of road frontage along Patrick Crossing and provides plenty of space for a full-time residence, weekend retreat, recreational basecamp, mobile home, tiny home, cabin, workshop, barn, or livestock setup. The land features a flatter bluff area a little higher up and farther off the road frontage, which unlocks great views of the Brazos River valley, while keeping your homesite high & dry above the floodplain. There are no wetlands encroachments, and only a very portion of floodplain area near the eastern corner at road grade, leaving the large majority of the property easily buildable and ready for your dream home. Some primitive grading has been done near that east corner that composed the beginnings of a driveway leading up to the bluff farther west, so finishing that work will provide the stepping stone you need to start building. Power and water are available along the road, and a septic system would need to be installed.

Unlike properties burdened by strict neighborhood rules, this land has no zoning, no HOA, no deed restrictions, no required setbacks, no structure size or height limitations, and no deadline to build. You can develop it now, use it recreationally, place an RV or camper on the property, or simply leave it wooded and enjoy the privacy, deer, wildlife, and natural surroundings.

The location provides a peaceful rural setting while keeping you close to the best of the Waco area. Lake Waco is only 16 minutes away for boating, swimming, and bass fishing, while Waco Mammoth National Monument, Cameron Park, Cameron Park Zoo, Homestead Craft Village, and downtown Waco are all within a short drive. Waco Regional Airport is approximately 10 minutes away, and nearby shopping, restaurants, medical services, and China Spring schools provide added everyday convenience. Whether you want to establish a private homesite, create a recreational getaway, or secure an unrestricted Texas land investment with incredibly low carrying costs, this property offers flexibility, location, and built-in value. Grab it today at an unbeatable Acretown price!

Call or text Scott directly at 314.639.9777 or email info@acretown.com if you have any questions or would like to make an offer. If you’re a Spanish speaker, please ask for Andy on our team and he’ll be glad to help you. We’ve posted a lot of info below – including critical instructions for visiting the property – so please keep reading!

Best Deal in the Market – Check Zillow or Redfin and You’ll Agree!

After opening this map, you may see even more information about the area by clicking on the Layers & Basemaps button at top right.

• CASH PRICE: $94,900
• OWNER FINANCED DEAL: $21k down, $1186/month – no bank, no credit check (see full details in FINANCING section below)
• ADDRESS (street # estimated – use GPS for navigation): 415 Patrick Crossing, China Spring, TX, 76633
• SIZE: 2.15 Acres
• GPS COORDINATES: 31.69155, -97.2592
• PARCEL #: 18-003300-042900-2
• ABRIDGED LEGAL DESCRIPTION: Rabago M Acres 2.153
• FULL LEGAL DESCRIPTION: view here
• PLAT MAP/SURVEY: view here (get County’s boundary/KML file here – opens in Google Earth)
• TITLE: General Warranty deed (clean – no back taxes, no liens)
• MINERAL RIGHTS: reserved by a previous owner (i.e. will not be conveyed with sale) but no current production either (view affidavit here)
• DIMENSIONS (approximate): starting at NW corner, 723′ SE (along road) x 578′ W x 326′ N to POB
• FLOODPLAIN: 0.06 acres along east corner
• WETLANDS: none
• ELEVATION: 484 feet
• TERRAIN: gently sloped with bluff
• CONDITION: undeveloped, wooded
• ACCESS: 723 feet of direct road frontage along Patrick Crossing, a public gravel road
• POWER: available along the road via Ercot (512-248-6800)
• WATER: available along the road via Brazos River Authority (888-922-6272)
• WASTEWATER: septic system would need to be installed
  • The built-in savings you receive on all Acretown properties frees up extra money to install a variety of conventional and more modern, non-conventional septic systems, like mound systems, pressurized dosing, plastic chamber leach fields, aerobic treatment, etc. (which have become popular solutions in rare cases of non-satisfactory perc tests).
• TAXES: $2.32 in 2025
• HOA: none
• DEED RESTRICTIONS: none
• ZONING: no zoning, NO RESTRICTIONS – do what you want with your land!
  • homes and accompanying outbuildings such as garages, workshops, barns are all OK
    • no size/height restriction on homes/structures on the lot
    • no setback requirements
    • no time limit to build – leave the lot as-is for as long as you want or need
  • RVs, campers, mobile homes, cabins, tiny homes are all OK
  • animals, livestock, etc OK
  • no HOA or CC+R’s
  • or, simply leave it as-is and enjoy being surrounded by nature!
• SCHOOL DISTRICTS: China Spring Elementary School (Elementary) – China Spring Middle School (Middle School) – China Spring High School (High School)
• NEAREST CITIES: Waco < Dallas < Fort Worth
• NEAREST AIRPORTS: Waco Regional Airport (10 mins), Dallas Love Field (1 hr 45 mins), Dallas/Fort Worth International Airport (1 hr 40 mins)
• COUNTY GOVERNMENT:
  • Assessor: 254-757-5130
  • Treasurer: 254-757-5020
  • Clerk/Recorder: 254-757-5078
  • County GIS

READY TO TAKE THE NEXT STEP?

Reserve this property for 24 hours while you review the agreement.

$499 REFUNDABLE – APPLIED TO PURCHASE – NO OBLIGATION

coming soon . . .

OWNER FINANCING: We do offer owner financing under the following terms:

• Owner Financed Price = $104,900
• Down Payment = $21,000
• Monthly Payment = $1185.98
• Term = 10 years (120 months)
• Interest Rate = 10.9%
• No Pre-Payoff Penalty!
• No Bank, No Credit Check!

We have a two-week waiting period after the posting of our original MLS listing before we open up the owner-financing option. Also, if you would like to make a larger down payment in exchange for a slightly lower interest rate and/or fewer payments, we can certainly accomodate that, so just let us know! Or you don’t have the full payment now but expect to have it within the next 90 days? We may be able to custom design an installment plan that works for you, so just reach out to us and ask. If you’d like to buy this property via owner financing, call or text Scott directly at 314.639.9777 or email him at info@acretown.com and we’ll get you set up!

OUTSIDE FINANCING: Your best deal for third-party financing will probably come from Rural 1st or AgTrust Farm Credit and their details are below:

Rural 1st is America’s leading land lender for rural properties and they require as little as 15% down on a 10 or 15-year fixed land loan, with no PMI, and they prefer a credit score of 720 or better. Please contact Michael Wirth by phone or email at (502) 553-8152 or michael.wirth@rural1st.com. They do serve Texas.

AgTrust Farm Credit is one of the best local land lenders in the area for rural properties and they require as little as 15% down up to a 30-year term, with interest rates as low as 9%, with no pre-payoff penalties. Feel free to contact them by phone at (254) 776-7506 for more information, or feel free to visit their nearest office at: 337 Enterprise Drive, Hewitt, TX 76643. They serve Texas.

The area surrounding this property offers convenient access to exceptional outdoor recreation, starting with Lake Waco, a sprawling five-thousand-acre reservoir located just 16 mins away that serves as a premier destination for boating, swimming, and bass fishing. Visitors can also explore Cameron Park, a scenic urban park located 13 mins away that features over twenty miles of multi-use trails winding along limestone cliffs and the Brazos River, or visit the Waco Mammoth National Monument, an active paleontological site just 10 mins away where visitors can view fossils of Columbian mammoths still in their original location. For daily essentials, the city of Waco provides a convenient Brookshire’s grocery store 6 mins away, as well as a Walmart Supercenter 13 mins away. Additionally, the nearest major city of Dallas is situated 1 hr 35 mins away, providing comprehensive metropolitan amenities and major transportation hubs.

NEARBY – Waco Mammoth National Monument (10 mins), Cameron Park Zoo (14 mins), Cameron Park (13 mins), Airport Park at Lake Waco (15 mins), Dr Pepper Museum (17 mins), Texas Ranger Hall of Fame and Museum (17 mins), Waco Suspension Bridge (16 mins), Mayborn Museum Complex (17 mins), Homestead Craft Village (12 mins), Hawaiian Falls Waco (13 mins), and more!

WACO – DOWNTOWN (23 mins), nearest major city

• RETAIL – Walmart, Target, H-E-B, ALDI, Brookshire’s, Dollar General, and more!
• RESTAURANTS – Whataburger, Magnolia Table, Vitek’s BBQ, Rudy’s Country Store and Bar-B-Q, Chick-fil-A, and more!
• MEDICAL SERVICES? Yes, Ascension Providence Hospital, Baylor Scott & White Hillcrest Medical Center, Walgreens Pharmacy, and more.
• RECREATIONAL – Waco Mammoth National Monument, Cameron Park Zoo, Lake Waco, Texas Ranger Hall of Fame and Museum, Dr Pepper Museum, and more!

DALLAS/FT. WORTH (1 hr 35 mins)

You can go view the property at your convenience – owner does not need to accompany. Please call/text us to let us know you’re heading out, so we can (1) confirm its availability (our land does sell fast), and (2) ensure we have our phone on us in case you need help or have any questions. We’d appreciate a couple hours notice if possible. In case you lose cell phone service, it may be helpful to print off as many helpful documents as you can before you head out there.

DRIVING DIRECTIONS: Click HERE to open the destination in Google Maps, and simply enter your starting point to get step-by-step directions.

• From this link, you can press “Directions” (on the left), enter your starting point, and Google Maps will provide you with step-by-step directions.
• You can also click “Send to Phone” if you’re viewing this on your computer
• And “Save” to download the directions so they’ll still work if you lose cell service.

If for some reason you’re having trouble with that link, you can navigate to GPS coordinates: 31.69155, -97.2592

WALKING THE PROPERTY LINES w/YOUR PHONE: We highly recommend downloading Google Earth to your phone if you don’t already have it. Then . . .

1. Download the property boundary file (called a KML or KMZ file) here. You may be prompted to click “download” one more time, so do that . . . OR you may be prompted to immediately open the file with Google Earth and, in that case, do that and ignore the remaining steps. Otherwise . . .
2. Open Google Earth
3. Go to the main menu (the three horizontal lines at the top left of the screen), then Projects > Open > Import KML file > select the KML file you just downloaded (it should show up on that screen).

Now you should be able to see the property lines on the map, and the green dot represents where you’re currently standing. This is a very important tool to learn BEFORE you head out there. Please call us if you have any questions about it.

Call or text Scott directly at 314.639.9777 or email at info@acretown.com if you’d like to discuss an offer. If you’re a Spanish speaker, please ask for Andy on our team and he’ll be glad to help you.

FOR SALE BY OWNER: We are investors, and are selling this lot For Sale By Owner. You do not need to submit your offer through a real estate agent, and in our experience we close transactions more quickly and easily by having our dedicated transaction coordinator work directly with the Title Company and Buyers. We will also both save money on commission/fees by cutting out agents as the middle men. However, if you feel strongly about working with a realtor, then you’re welcome to have them contact us on your behalf. We do offer 2.5% commission to buyer agents.

WHY ARE YOU SELLING IT SO CHEAP? We are often asked why we price our properties at below market value, and the answer is really simple: because we can, and that’s our core business model. We are investors who purchase properties at a large volume and deeply liquidated rates, and by passing this discount on to our buyers, we can sell land quickly . . . and more of it! In fact, our average property only lasts 2-3 weeks on the market (vs. industry average of about 6 months).

DISCLAIMER: We attempt to provide detailed, accurate and up-to-date information in our listings, in order to help our buyers to the best of our ability. However, it ultimately remains the buyer’s responsibility to perform their own due diligence and double check any details that are of significant importance to you including acreage, utilities, buildability, and approved/allowable useage for the property. We are happy to help however we can.

Hundreds of buyers have successfully purchased land from Acretown. This simple reservation just holds the property while you review the agreement.

$499 REFUNDABLE – APPLIED TO PURCHASE – NO OBLIGATION