What to Research Before Buying Rural or Off-Grid Land in Texas

 

Dreaming of a small homestead, cabin, or off-grid retreat in Texas? Before you buy, take time to research more than just the price and acreage. A beautiful piece of land can come with restrictions and unexpected costs that affect how you use the property.

Here are seven things I would research before purchasing rural land in Texas.

1. Deed Restrictions and HOAs

Some rural subdivisions have restrictions on livestock, gardens, home businesses, RV living, mobile homes, and even solar installations.

Always ask for a copy of any deed restrictions before making an offer.

2. Water Availability

Water is one of the most important factors in rural living.

Research:

• Existing wells
• Groundwater availability
• Well drilling costs
• Rainwater harvesting options

A property without reliable water can become expensive very quickly.

3. Septic Requirements

Many rural properties require septic systems.

Before purchasing, verify:

• Whether a septic permit is required
• Soil suitability
• Installation costs
• Local regulations
• 
  

4. Property Taxes

Texas has no state income tax, but property taxes can vary significantly by county.

Ask about:

• Current tax rates
• Agricultural exemptions
• Wildlife exemptions
• Future development plans that could affect taxes

5. Floodplain Risks

A property that looks perfect during dry weather may have drainage or flooding issues.

Review floodplain maps and ask local residents about seasonal flooding before buying.

6. Utility Access

Even if you plan to live simply, it's important to understand what utilities are available.

Research:

• Electric service
• Internet access
• Road maintenance
• Emergency services

Knowing your options helps you plan realistically.

7. Local Regulations

Some counties have fewer restrictions than others, but regulations can still affect building projects, septic systems, and land use.

Contact the county before purchasing and ask questions about permits, development requirements, and long-term plans for the area.

Final Thoughts

The best rural property isn't always the cheapest or the most scenic. It's the one that fits your goals and allows you to use the land the way you intend.

**Also check the State Department of Transportation (DOT) to see if there are any proposed road alignments. A lot of highways are being built as well as pipelines. 

A little research before you buy can save thousands of dollars and prevent years of frustration. Whether you're planning a homestead, retirement property, or weekend retreat, understanding the rules, costs, and resources available will help you make a smarter decision.

Power Outages Are Becoming More Common: How to Prepare

Popcorn: One of the Cheapest Long-Term Food Storage Staples

 Popcorn is one of those foods that often gets overlooked when people think about food storage. Yet it remains one of the most affordable, shelf-stable, and family-friendly foods you can keep in your pantry.

bacon popcorn - dogs loved this! 

Growing up, popcorn was often the snack that helped keep hungry bellies full between meals. Today, I still keep it on hand because it is inexpensive, easy to store, and makes a healthier alternative when I'm craving something salty and crunchy.

Unlike many processed snack foods, plain popcorn contains fiber, antioxidants, and whole-grain carbohydrates that provide energy. With the right seasonings, it can be transformed into a favorite family treat for pennies per serving.

Cheese flavoring

Cheese Popcorn Flavors

One reason I like storing popcorn is its long shelf life. When kept in airtight containers and protected from moisture, popcorn kernels can remain viable for years. Many long-term food storage enthusiasts freeze kernels for a few days before storage to help prevent insect eggs from hatching later.

My all-time favorite salt- Redmond Sea Salt 

Redmond Sea Salt 

Popcorn is also one of the most economical foods you can buy. Five years ago, popcorn was already considered an inexpensive staple. While food prices have risen across the board, popcorn remains one of the lowest-cost snacks available compared to chips, crackers, and many packaged convenience foods.

Popping popcorn in Israel to share with large group

For flavor, try popping kernels in coconut oil, avocado oil, or olive oil and seasoning with simple pantry ingredients such as salt, garlic powder, cinnamon sugar, ranch seasoning, or parmesan cheese.

Whether you're building an emergency pantry, stretching a grocery budget, or simply looking for a healthier snack option, popcorn deserves a place on the shelf. It's affordable, stores well, and provides a quick way to fill hungry stomachs when times get tight.

Popcorn Store - Hico Texas

With ongoing concerns about weather, crop failures, and rising food costs, popcorn is one of those simple staples worth stocking up on while prices remain relatively affordable.

Shopping popcorn at the Amish stores while passing through Oklahoma and Missouri 

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Popcorn IS a comfort food!     Comfort Foods Matter Too

How Long Would a 20-Pound Propane Tank Last During Emergency Pressure Canning?

 

pressure canning meat for off grid 

One thing many people never think about during a long-term blackout is what happens to all the meat sitting inside the deep freezer.

During a short outage, most families simply cook what they can. But in a true grid-down emergency, freezers eventually begin to thaw — and that expensive food supply suddenly becomes a race against time.

This was actually a situation I covered in my novel, Miles Apart, where the family is facing an EMP grid-down disaster. During the first few days, they tried cooking what they could from the freezer. But as the days passed and the deep freezers began thawing, the women started pressure canning meat outdoors on a propane grill in an effort to save as much food as possible before it spoiled.

And honestly, in a real-life emergency, this could become the exact same situation for many families.

preserving meat for emergency food storage

Can You Pressure Can Meat Outside on Propane?

Yes — many homesteaders already use propane burners or propane grills for outdoor canning during the summer months. In an emergency blackout, propane may become one of the most valuable backup tools a family owns.

To safely can meat, you need:

• A true pressure canner
• Quart or pint jars with lids
• A safe outdoor cooking area
• Enough propane to maintain steady pressure

Low-acid foods like beef, chicken, pork, or venison MUST be pressure canned for safety. A regular water bath canner is not safe for meat preservation.

Popular canners include heavy-duty models from Presto and All American pressure canners. (Amazon link) 

Backyard set-up for off-grid food preservation

How Long Does Meat Take to Pressure Can?

Most raw-packed meat is processed for:

• 90 minutes for quart jars
• 75 minutes for pint jars

The meat can be cold packed directly into the jars, meaning the sterilization happens during the pressure canning process itself.

A standard canner usually holds:

• 7 quart jars
• Roughly 14 to 21 pounds of meat per batch

How Long Would a 20-Pound Propane Tank Last?

A standard 20-pound propane tank contains about 430,000 BTUs of fuel.

Most propane burners used for pressure canning burn approximately:

• 10,000 to 15,000 BTUs per hour once steady pressure is reached

That means one propane tank could realistically provide:

• Around 25 to 40 hours of canning time

Depending on conditions, a single tank could potentially help preserve:

• 60 to well over 100 pounds of meat

That is a massive amount of food that could otherwise be lost during an extended power outage.

1 lb propane could potentially last 1.5 to 2 hrs while pressure canning

Why This Matters More Than Ever

Many families rely almost entirely on freezers for long-term food storage. But during hurricanes, ice storms, cyber attacks, EMP events, or extended blackouts, frozen food becomes vulnerable fast.

Having a backup preservation plan is critical.

Pressure canning allows families to turn thawing meat into shelf-stable food that can last for years without electricity.

Preparedness is not about panicking -- it's no different than planning ahead with insurance.

It's all about protecting the food your family already worked hard to buy, raise, or harvest before it goes to waste.

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Beef Prices Have Nearly Doubled — Here’s Why I’m Preserving More at Home

 I recently went through my old Sam’s Club purchase history from May 2022 and compared it to today’s beef prices. Honestly, the difference shocked me.

Four years ago:

• Ground beef was $3.98 a pound
• Prime New York Strip Steak was $10.86 a pound

Grocery history of Ground Beef and Streaks - from May 2022

Today:

• Ground beef is around $6.18 a pound

Ground beef costs from May 2026

• Prime New York Strip Steak is now about $16.98 a pound

Steaks costs for May 2026

Let's do the math

Ground Beef

• 2022 Price: $3.98 per pound
• 2026 Price: $6.18 per pound
• Increase: $2.20 more per pound

That equals about a 55% increase in just four years.

Prime New York Strip Steak

• 2022 Price: $10.86 per pound
• 2026 Price: $16.98 per pound
• Increase: $6.12 more per pound

That equals about a 56% increase in four years.

                           That is a huge jump in a short amount of time.

So why is beef getting so expensive?

The simple answer is that ranchers are dealing with rising feed costs, drought conditions, fuel prices, transportation costs, and higher operating expenses. Many cattle herds were reduced over the last few years because they became too expensive to maintain. Unlike chickens, cattle take years to rebuild, so supply cannot recover overnight.

Meanwhile, demand for beef remains high.

One thing I learned years ago while excavating in Jordan was just how much we take beef for granted in America. I went an entire month without eating it and remember looking forward to finally getting home and having a hamburger. I was surprised when I stopped at the McDonald’s in the Jordanian airport and realized they were not even serving beef there at the time. My only option was a chicken sandwich.

That experience stayed with me.

It reminded me that foods we consider “normal” can become expensive, limited, or unavailable much faster than people expect.

Home Canned Ground Beef from 2022 still good today in 2026

Because of that, I’ve started preserving more beef at home whenever I find decent prices. Some people freeze it, pressure can it, dehydrate it, or freeze dry it for long-term storage.

I’m not encouraging panic buying. But I do think this is one of those times where it makes sense to prepare a little ahead instead of waiting until prices climb even higher.

Even putting away a few extra pounds of ground beef at a time can help later on.

Preparedness doesn’t always mean preparing for disaster. Sometimes it simply means paying attention to what’s happening around us and making practical decisions while we still can.

What am I doing now? -------> How We’re Stretching Ground Beef as Meat Prices Rise

Sprouting Seeds: The Fastest Garden You Can Grow Anywhere

 If there’s one thing I’ve learned through gardening in Texas, it’s this — there are good years and bad years when it comes to growing food.

Some years it’s drought.
Some years it’s pests.
Some years it’s hailstorms, heatwaves, or sudden freezes.

That’s one reason I started paying more attention to sprouting seeds.

Sprouting is one of the easiest and fastest ways to grow fresh food almost anywhere. You don’t need a backyard. You don’t need raised beds. You don’t even need sunshine.

You can sprout seeds in:

• an apartment
• an RV
• a hotel room
• a dorm room
• a tiny kitchen
• or practically anywhere you can keep a mason jar

(I read a book many years ago about a guy traveling the world on his bike. He was sprouting seeds even on the road!) 

Even if someone is struggling financially or temporarily displaced, sprouting seeds is still one of the few ways to grow fresh nutrition quickly and cheaply.

And the best part?

You can see results in just a few days.

Why Sprouting Matters for Preparedness

When people think of prepping, they usually think of canned food, rice, beans, and food storage.

Those are important.

But sprouts provide something many stored foods don’t — fresh living nutrition.

Sprouts are rich in:

• vitamins
• minerals
• enzymes
• fiber
• antioxidants

Some sprouts can contain significantly higher nutrient levels than the mature vegetable itself.

And unlike traditional gardening, you don’t have to wait months for a harvest.

Many sprouts are ready in:

• 3 to 7 days

That makes sprouting one of the fastest “gardens” you can grow.

The Easiest Way to Sprout Seeds Safely

You do not need fancy equipment.

You can simply use:

• a clean mason jar
• sprouting seeds
• water
• a mesh lid or cheesecloth

Basic Sprouting Method

1. Add seeds to a clean jar
2. Cover with water and soak overnight
3. Drain and rinse
4. Rinse 2 times daily
5. Keep jar tilted upside down for drainage and airflow
6. Harvest once sprouts reach desired size

That’s it.

The biggest key to safe sprouting is:

• rinsing regularly
• good airflow
• draining well
• starting with clean jars and quality seeds
• 
  

Best Seeds for Beginners

Some of the easiest sprouts for beginners include:

• broccoli sprouts
• lentils
• mung beans
• alfalfa
• radish sprouts
• clover sprouts

Even ordinary dry lentils from the grocery store will often sprout.

Cheap, Fast, and Encouraging

One thing I love about sprouting is how encouraging it feels for new gardeners.

You don’t have to fight weeds.
You don’t need perfect soil.
You don’t need expensive equipment.

Within days, you can literally watch food growing on your kitchen counter.

For people wanting more self-reliance, sprouting is one of the simplest places to begin.

In uncertain times, knowing how to grow even a small amount of fresh food can bring a surprising amount of peace of mind.

And sometimes the smallest skills are the ones that matter most.

I bought this sprouting tray system from Amazon a few years ago, and surprisingly the price really hasn’t gone up much. It’s been one of the easiest ways I’ve found to grow fresh sprouts indoors year round, especially during hot Texas summers when outdoor gardening can be unpredictable. If you’re interested in sprouting, I would honestly focus on purchasing seeds now while they’re still affordable and easy to find.

The nice thing is — you really don’t need fancy equipment to start sprouting. A simple mason jar and a breathable lid work just fine for beginners. But if you enjoy gardening, preparedness, homesteading, or want a practical gift idea for someone learning self-reliance skills, these sprouting trays make a fun and useful addition to the kitchen.

You can also use inexpensive mason jar sprouting lids if you want a simple setup without buying a full tray system. 

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FIVE Survival Skills Van Lifers Already Practice Every Day

 

More people today are becoming interested in van life, RV living, camping, and off-grid travel. Some are drawn to the freedom, while others are simply looking for a more affordable and simple way to live.

But whether they realize it or not, many van lifers are already practicing valuable survival and preparedness skills every single day.

Living with limited space, limited water, and limited power naturally teaches people how to adapt, plan ahead, and become more self-reliant. In many ways, van life forces people to become resourceful.

Here are five survival skills van lifers already know well.

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1. WATER CONSERVATION

One of the first things van lifers quickly learn is how important water really is.

When you only have a limited amount stored inside your vehicle, every drop counts. Van lifers constantly calculate:

• drinking water
• cooking water
• dishwashing
• basic cleaning
• weather conditions
• and how far away the next refill station may be

This naturally teaches people how to think ahead and manage resources wisely.

Many van lifers also become very comfortable with simplified bathing methods. Instead of long showers every day, they may use:

• wash basins
• rags
• baby wipes
• campground showers
• or quick “spit shine” cleanups using very little water

Honestly, it’s not all that different from how our grandparents and ancestors once lived before modern conveniences became standard.

---

2. OFF-GRID COOKING

Van lifers also become surprisingly skilled at cooking without a traditional kitchen.

Most learn very quickly how to prepare meals using:

• propane stoves
• butane burners
• fire pits
• camping stoves
• solar generators
• or low-wattage appliances plugged into portable battery systems like a Jackery

Because power is limited, meals are often planned carefully. Many choose foods that:

• require very little cooking
• only need hot water
• or require no refrigeration at all

Some even find themselves eating simpler, less processed foods while traveling.

Learning how to cook with fewer resources is one of the most practical preparedness skills a person can have.

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3. BATHROOM & SANITATION SKILLS

Let’s be honest — sanitation is one area many people don’t think about until there’s an emergency.

Van lifers, however, deal with it every single day.

With limited space and no permanent plumbing, many become very familiar with:

• bucket toilets
• camping toilets
• compost toilets
• sawdust or livestock pellets for odor control
• waste disposal
• trash management
• and conserving water during cleanup

RV owners also learn quickly how to manage holding tanks, refill water supplies, and plan trips around dump stations and available facilities.

During a power outage or grid-down situation, these are valuable real-world skills to already understand.

---

4. LIVING WITHOUT POWER

Most van lifers are already used to functioning without being fully connected to the grid.

Instead of relying completely on traditional utilities, many use:

• solar panels
• portable batteries
• flashlights
• rechargeable lanterns
• generators
• and power banks

They also learn how weather and seasons affect daily life.

Many travelers move according to:

• sunlight for solar charging
• safer weather conditions
• or cooler temperatures to avoid extreme heat or cold

This naturally teaches flexibility, adaptability, and sustainable living habits.

In many ways, van life encourages people to become less dependent on constant convenience.

---

5. STREET SMARTS & SITUATIONAL AWARENESS

One of the biggest survival skills van lifers develop is situational awareness.

People constantly traveling and camping quickly learn how important it is to:

• trust their instincts
• observe surroundings
• research destinations
• monitor weather
• avoid unsafe areas
• and stay alert around strangers

Many van lifers prefer quiet off-grid locations simply because they feel safer and more peaceful away from crowds and heavy traffic.

And unlike traditional homeowners, van lifers have the ability to simply move if a situation feels uncomfortable or unsafe.

Many experienced travelers become highly aware of:

• flood risks
• dangerous roads
• isolated areas
• crime concerns
• weather changes
• and getting stranded in remote places

These are all practical real-world survival skills that become second nature over time.

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Learning to Trust That Uneasy Feeling 

FINAL THOUGHTS

Van lifers already have a major head start when it comes to preparedness and self-reliance.

Even if you have no desire to live in a van full-time, camping and RV travel are excellent ways to practice valuable off-grid skills in everyday life.

Simple things like:

• cooking outdoors
• conserving water
• using solar lighting
• managing supplies
• learning basic sanitation
• and spending more time outside

…all help build confidence and adaptability.

And honestly, there’s something refreshing about learning to live a little more simply.

Whether your supplies are packed inside a van or stored in your garage for future camping trips, having things like:

• flashlights
• candles
• fire starters
• portable stoves
• fuel
• first aid supplies
• water jugs
• solar chargers
• and backup cooking methods

…is never a bad thing.

Preparedness doesn’t always have to look extreme. Sometimes it simply means learning practical skills, becoming more adaptable, and realizing you can get by with far less than you once thought.

How We’re Stretching Ground Beef as Meat Prices Rise

 

Home canned ground beef 

Meat Prices Are Hitting Hard

Have you noticed the price of hamburger meat lately? Years ago, I remember paying between $3-$6 a pound for ground beef locally. Today in 2026, average ground beef prices are hovering closer to $7 a pound in many areas, and sometimes much higher depending on the quality and location.

Even canned meats have climbed in price. Back in 2017, I reviewed Keystone Ground Beef and paid around $6.28 for a 1-pound can. Today, that same can often ranges between $9-$13 online depending on the retailer and shipping costs.

As grocery prices continue to rise, many families are looking for practical ways to make meals stretch further without sacrificing flavor or nutrition. Thankfully, there ARE ways to make hamburger meat go farther, and honestly, some of these ideas have ended up improving our meals in the process.

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How We Started Stretching Ground Beef

Like many families, we've had to get a little more creative in the kitchen lately. Years ago, I would automatically throw a full pound — sometimes even two pounds — of hamburger meat into casseroles, tacos, spaghetti, and soups without much thought.

Now, I’ve found myself looking at recipes differently. Instead of the meat being the entire meal, I started experimenting with ways to stretch it while still keeping meals hearty and filling.

One of the best discoveries? Black beans.

At first I wasn’t entirely convinced my family would go for it, but after trying it in a few dishes, I realized something surprising — not only did the beans stretch the meat, they actually made some meals taste BETTER.

---

Black Beans in Taco Meat

One of the easiest ways we now stretch ground beef is by adding black beans to taco meat.

After browning and seasoning the hamburger meat, I simply add a drained can or two of black beans directly into the skillet and let everything simmer together for a few minutes. The beans absorb all those taco seasonings and flavors beautifully.

The result? The taco meat becomes:

• more filling
• higher in fiber
• packed with extra protein
• and much more economical

A can of black beans currently costs roughly $1-$1.50, while replacing that same amount of ground beef could cost several dollars more. Even replacing half a pound of meat with beans can save around $3-$4 per meal.

That may not sound like much at first, but over the course of a month, those savings add up quickly.

And honestly? Most people probably wouldn’t even notice the difference once the toppings, salsa, lettuce, tomatoes, and cheese are piled on.

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Hearty Ground Beef Potato Casserole | Easy Budget Family Meal

Stretching Casseroles With Beans

I’ve also started adding black beans into casseroles that normally rely heavily on ground beef.

One example is our favorite potato beef casserole recipe. Years ago, I would make it using a full pound or more of hamburger meat. Now, I often mix in black beans right alongside the meat mixture.

Not only does it help stretch the beef, but the added beans make the casserole even heartier and more satisfying.

The funny thing is, the older I get, the more I realize that "simple" food is often the most comforting. A warm casserole, some fresh bread, and a meal gathered around the table still goes a long way — even during difficult economic times.

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Refried Beans With Breakfast

One of my favorite tricks actually came from visiting a local Mexican restaurant for breakfast years ago.

Like many Americans, I grew up thinking breakfast had to revolve around bacon, eggs, sausage, hash browns, and toast. But one morning, I ordered a breakfast plate that came with refried beans on the side.

I remember thinking:
"Refried beans with breakfast?"

But after one bite, I was hooked.

The creamy beans paired perfectly with eggs, toast, potatoes, and even small portions of bacon. The meal was incredibly filling and satisfying without needing huge amounts of meat.

Now, we often use refried beans at home to help stretch breakfast meals. Instead of everyone eating several strips of bacon, we can serve:

• eggs
• toast
• potatoes
• and refried beans alongside a smaller amount of meat

The beans add protein, fiber, and help everyone feel full longer.

And surprisingly, it feels more like comfort food than "budget food."

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Meat loaf patties filled with surprising goodness

Why Beans Are a Smart Pantry Staple

Black Beans vs. Pinto Beans: Why Every Prepper Pantry Needs Both

Beans are honestly one of the smartest pantry staples you can keep on hand right now.

Whether canned or dried, they:

• store well
• are inexpensive
• add protein and fiber
• help meals feel more filling
• and work in dozens of recipes

Black beans, pinto beans, kidney beans, lentils, and refried beans can all help stretch expensive ingredients while adding nutrition at the same time.

In many ways, this is how previous generations cooked naturally. They learned how to build meals around affordable pantry staples instead of relying heavily on expensive meat portions.

Sometimes the old ways still work best.

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Getting Creative in the Kitchen

As food prices continue to rise, I think many of us are learning to adapt little by little.

That doesn’t necessarily mean giving up the foods we enjoy. Sometimes it simply means getting more creative with recipes, stretching ingredients wisely, and learning how to make meals work harder for our budgets.

And honestly, some of these changes end up being healthier too.

Adding beans to meals increases fiber and nutrition, helps stretch expensive ingredients, and can make dishes even more filling and flavorful.

In uncertain economic times, practical kitchen skills matter more than ever. A little creativity in the pantry can go a long way toward lowering grocery costs without sacrificing comfort meals our families still enjoy.

And if you’re curious whether canned ground beef is actually worth storing these days, you can read my full Keystone Ground Beef review here.   

KEYSTONE GROUND BEEF - For Food Storage - REVIEW