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Buying land in Fannin County, Texas: what to check

Fannin County covers 878 square miles of land and 21 of water in Texas, with about 38,650 residents in 2024 (up 7.8% since 2020). The 2020 Census counted 99% of its land as rural and 22% of residents as living in urban areas. Farms operate 73% of the county's land. Below: how much of Fannin County floods, what its soils allow, what farmland is worth and how often it's in drought, from free public data with every source linked.

Check a location in Fannin CountySee a sample report

Fannin County at a glance

In the 100-year floodplain

8%

Above the state's county median (2.4%)

FEMA National Risk Index

Hydric (wetland-type) soils

4.2%

Above the state's county median (under 1%)

USDA NRCS Web Soil Survey (SSURGO)

Soils very limited for septic

93%

USDA NRCS Web Soil Survey (SSURGO)

Farm land value, 2022

$3,952/acre

Above the state's county median ($2,782)

USDA NASS, 2022 Census of Agriculture

Weeks in severe drought

17%

Share of weekly maps, 2021–2026

U.S. Drought Monitor county statistics

Land classed rural

99%

Census 2020 Census urban and rural classification

What to check before buying land in Fannin County

Ordered by what Fannin County's numbers point to. Every parcel differs, so treat this as where to look first.

  1. 1.Budget for a perc test and maybe an engineered septic

    USDA rates 93% of Fannin County's mapped soils "very limited" for conventional septic absorption fields and 0% "not limited".

    Without city sewer you need a septic permit from the county or state health department. Make the offer contingent on a passing soil or perc test; mound and aerobic systems can cost several times a conventional one.

    Guide: Perc tests and septic systems

  2. 2.Confirm the flood zone at your exact spot

    8% of the county's area is in the 1%-annual-chance (100-year) floodplain FEMA's National Risk Index uses for inland flooding; 14% of its mapped soils flood occasionally or frequently.

    Even where little of the county floods, creeks and low spots do. Check the FEMA zone at the building site and the driveway route.

    Guide: Flood zones before buying land

  3. 3.Confirm legal road access and power

    The 2020 Census classified 99% of Fannin County's land area as rural.

    Rural tracts are often sold without recorded access or a power line nearby. Get the title company to confirm a recorded easement or public road frontage, and ask the electric co-op what a line extension costs.

    Guide: Road access and landlocked land

  4. 4.Find out where the water comes from

    At least half of Fannin County was in severe drought (D2) or worse in 17% of the 262 weekly U.S. Drought Monitor maps from 2021 to 2026. Texas allocates water by permit or water right, so a well or pond isn't automatic.

    Ask whether the land has a public water connection, an existing well (and its log and yield), or neighbors' well depths from the state well database. For a new well, check permits and typical depth with the state agency first.

    Guide: Wells, public water and water rights

  5. 5.Check the soils if you plan to farm, graze or garden

    Farm real estate in Fannin County averaged $3,952 an acre including buildings in the 2022 Census of Agriculture, and 57% of its mapped soils are prime or of statewide importance.

    Compare the asking price with recent sales of similar tracts, not the county average, which mixes cropland, pasture, timber and homesites. If an ag tax valuation applies, ask what the rollback taxes would be if you change the use.

    Guide: Land due diligence checklist

  6. 6.Check wildfire exposure and insurance

    FEMA rates Fannin County's wildfire risk relatively low, and 19% of the county's area is in the wildfire exposure zone the National Risk Index uses.

    Ask an insurer for a quote early; some carriers won't write new policies in high-hazard areas. Check access for fire trucks, nearby fire stations and the vegetation around the building site.

    Guide: Wildfire risk for rural land

Flood zones, wetlands and water in Fannin County

Area in the 1%-annual-chance (100-year) floodplain
8%, 65th highest of 254 in Texas FEMA National Risk Index
Mapped soils that flood occasionally or frequently
14% USDA NRCS Web Soil Survey (SSURGO)
Hydric soils (a federal wetland indicator)
4.2% USDA NRCS Web Soil Survey (SSURGO)
Poorly or very poorly drained soils
4% USDA NRCS Web Soil Survey (SSURGO)
Surface water (lakes, rivers, reservoirs)
21 sq mi Census 2024 Gazetteer Files
Drought on 2026-10-27
100% moderate or worse, 100% severe or worse U.S. Drought Monitor county statistics

The floodplain share is the area FEMA's National Risk Index counts as exposed to inland flooding, mostly mapped 100-year flood zones. It says how common flood-prone land is in Fannin County, not whether a given parcel floods. For that, look up the zone at your exact point on the FEMA Flood Map Service Center or run the free check.

Soils and terrain

Prime farmland
42% USDA NRCS Web Soil Survey (SSURGO)
Prime only if drained, irrigated or protected
under 1% USDA NRCS Web Soil Survey (SSURGO)
Farmland of statewide importance
15% USDA NRCS Web Soil Survey (SSURGO)
Average slope over 15%
0% USDA NRCS Web Soil Survey (SSURGO)
Very limited for septic absorption fields
93% USDA NRCS Web Soil Survey (SSURGO)
Not limited for septic absorption fields
0% USDA NRCS Web Soil Survey (SSURGO)

Shares of Fannin County's soil-surveyed land (about 569,289 acres, open water excluded), using each map unit's dominant condition in USDA's SSURGO soil survey. Soils change within a few hundred feet, so the soil at your building site is what matters.

Farms and land use

Farms (2022)
2,108 USDA NASS, 2022 Census of Agriculture
Share of the county's land in farms
73% USDA NASS, 2022 Census of Agriculture
Average farm size
198 acres (median 50) USDA NASS, 2022 Census of Agriculture
Average value of land and buildings
$3,952 per acre, 80th highest of 254 in Texas USDA NASS, 2022 Census of Agriculture
Cropland
163,905 acres USDA NASS, 2022 Census of Agriculture
Pasture and rangeland
244,478 acres USDA NASS, 2022 Census of Agriculture
Woodland on farms
29,552 acres USDA NASS, 2022 Census of Agriculture
Irrigated land
6,008 acres USDA NASS, 2022 Census of Agriculture

Natural hazard ratings

FEMA's National Risk Index rates each hazard for Fannin County relative to every other U.S. county. Overall risk: Relatively Low.

  • DroughtRelatively High
  • HailRelatively Moderate
  • Heat waveRelatively Moderate
  • Strong windRelatively Moderate
  • TornadoRelatively Moderate
  • River and inland floodingRelatively Low
  • LightningRelatively Low
  • WildfireRelatively Low
  • Winter weatherRelatively Low
  • EarthquakeVery Low
  • HurricaneVery Low
  • LandslideVery Low

FEMA National Risk Index, December 2025

Questions about buying land in Fannin County

How much of Fannin County, TX is in a flood zone?

About 8% of Fannin County's area is in the 1%-annual-chance (100-year) floodplain used by FEMA's National Risk Index (December 2025), 65th highest of 254 counties in Texas. Whether a given parcel is in a flood zone depends on its exact location, so check the FEMA map at your pin.

How much does land cost per acre in Fannin County?

The 2022 Census of Agriculture put the average value of farm land and buildings in Fannin County at $3,952 an acre, 80th highest of 254 counties in Texas (the median Texas county was $2,782). It's a self-reported average across farms, so small homesites and recreational tracts often sell for more per acre.

Will a septic system work on land in Fannin County?

Often, but test first. USDA soil surveys rate 93% of Fannin County's mapped soils very limited for conventional septic absorption fields, usually because of wetness, slow permeability, shallow rock or flooding. A perc or soil test on the parcel decides what system the health department will permit.

Is there good farmland in Fannin County?

42% of Fannin County's mapped soils are prime farmland, under 1% are prime only if drained, irrigated or protected from flooding, and 15% are farmland of statewide importance (USDA SSURGO). The 2022 Census of Agriculture counted 2,108 farms averaging 198 acres.

How often is Fannin County in drought?

Since 2021, at least half of the county was in severe drought or worse in 17% of weekly U.S. Drought Monitor maps, and in extreme drought in 3.8%. On 2026-10-27, 100% of the county was in moderate drought or worse.

Can I check a specific property in Fannin County?

Yes. Enter the address or drop a pin anywhere in Fannin County on the free check. It shows which checks return data at that exact point, and the full report costs $29: flood zone, slope, soils, wetlands, roads, power lines, wildfire and more, each with its source. It is a screen of public maps, not a survey, title search or perc test.

Check the parcel, not just the county

County numbers tell you what to look for. The free check looks at your exact point in Fannin County: flood zone, slope, soils, wetlands, roads, power and more. The full report is $29.

Check a location in Fannin County

What these numbers can't tell you

  • County shares describe Fannin County as a whole; a parcel can be entirely in or out of a flood zone, wetland or poor soil.
  • It doesn't look at the whole parcel, its boundaries, title, easements, zoning or permits.
  • It isn't a survey, appraisal, elevation certificate, soil or perc test, or Phase I environmental site assessment.
  • It can't see local distribution power lines, driveways, legal access, wells or mineral rights.
  • Maps lag behind the ground, and distances are straight-line, not driving distance.

Sources and vintages

Summarized per county by our build script on 2026-10-31. County figures cover the whole county; checks on the report are at your point.