Circle J Performance Horses

02/05/2026

02/02/2026

📚 Acreage is one thing — usability is the deciding factor.

A lot of people think acreage alone is what buyers care about, but data and actual buyer behavior say something different.

According to recent rural land reports, properties with easier access to water and usable terrain have continued to sell at stronger per-acre prices, whereas larger tracts without clear access or utility features have seen longer days on market. Smaller tracts (under ~50 acres) are moving faster and often command higher per-acre values because they check more buyer boxes. 📍

In today’s market, buyers are paying attention to:

Road and gate access

Water sources (ponds, wells)

Ag exemptions and tax considerations

Terrain usability for grazing, hunting, or development

I see buyers walk away from seemingly good land every week — not because of acreage — but because one of those key elements didn’t line up with their goals.

Understanding how buyers evaluate land before setting your price isn’t optional — it’s the difference between a listing that sits and one that sells. Land will sell — it just has to make sense to the buyer, not the seller.

02/02/2026

📊 One thing I am seeing consistently right now across the Hill Country and North Texas rural markets is this.

Land prices have stayed relatively stable even as overall sales activity has slowed. Statewide data shows the average price per acre for rural land in Texas sitting around $4,800 per acre, while the number of transactions has declined. That tells me demand has not disappeared, but buyers have become far more selective.

Smaller, usable tracts are still drawing attention, while overpriced or poorly positioned properties sit longer. Buyers today are disciplined. They are comparing everything and they know when something is priced for yesterday instead of today.

Land is still selling. It just has to make sense. 🌾

Source Texas Real Estate Research Center and Texas Farm Credit land market reporting.

02/01/2026

🌾 Selling land or acreage is not hard. Selling it correctly is.

I work with rural land and ranch properties across the Hill Country and North Texas corridor. Rural property is not just acreage on a map or a price per acre. It is access, water, and how the land actually functions day to day.

Most properties do not fail because of the land itself. They fail because of pricing decisions, limited exposure, or chasing a market that no longer exists. Buyers today are disciplined. They care about access, water, taxes, and usability, and most of them are coming from outside the local area. 📍

My job is to help sellers understand what the market will actually respond to, not what it used to.

If you are considering selling acreage or ranch property and want a clear, honest breakdown of how buyers are really behaving right now, feel free to message me. I am happy to give you the straight answer, even if that answer is not yet. 🌅

12/25/2025

🎄 Merry Christmas 🎄

Grateful for another year spent building—both in the arena and beyond it. From long days with good horses to helping people find the right place to call home, I’m thankful for the trust, support, and relationships that made this year what it was.

As we head into 2026, the focus stays clear:
• Continuing to develop honest, capable rope horses through Jacob Davis Rope Horses

We’re also open to any and all sponsorships that match our values and long-term vision as the program continues to grow.

Thankful for everyone who’s been part of the journey and excited for what’s ahead.

— Jacob Davis
Jacob Davis Rope Horses
Farm & Ranch Realtor
📞 254-631-3359

12/18/2025

the warmer weather got us feelin’ good. 🔥