Buying a ranch near Marietta from out of town can feel like trying to read the land through a keyhole. You want usable acreage, dependable water, and straightforward access without surprises after closing. The good news is you can evaluate most essentials remotely if you know which records to pull, what to request on video, and how to line up the right inspections. This guide walks you through a clear, step-by-step process tailored to Marietta and Love County so you can move forward with confidence. Let’s dive in.
Start with local records in Love County
Before you fall in love with the views, confirm the basics on paper. In and around Marietta, start with these local offices and datasets:
- County Clerk/Recorder: deeds, easements, covenants, and mineral reservations that affect title.
- Love County Assessor: property tax history, assessed value, legal description, and any agricultural exemptions.
- Treasurer/Tax Office: payment status, delinquencies, or tax liens.
- Zoning/Planning (county or Marietta city): zoning classification, permitted uses, setbacks, and any recent code updates.
- County Roads/Maintenance and County Engineer: road ownership and maintenance duties, plus status of access easements.
- County Health or Environmental Health: septic permits, system type and age, and records of repairs or perc tests.
- Oklahoma Water Resources Board: well records, depth and yield where available.
- Oklahoma Corporation Commission: oil and gas activity, recorded leases, or nearby wells that may impact surface use.
- Utilities: electric provider, internet options, propane suppliers, and any utility easements.
- Emergency services and school district: service areas and response coverage for practical planning.
For mapping and site suitability, run FEMA Flood Insurance Rate Maps to check flood zones, and use the USDA NRCS Web Soil Survey to understand soil types and drainage. If the county offers GIS parcel maps, review aerials, parcel lines, and surrounding land use.
Verify land, water, and access remotely
Title and mineral rights
Mineral rights in Oklahoma can be severed from the surface. Ask a local title company to pull a title commitment and review recorded documents at the county clerk. Look for mineral reservations, existing oil or gas leases, and rights of way. Use Oklahoma Corporation Commission records to understand any active or plugged wells near the property. If minerals matter to your plans, confirm what conveys before you set your price.
Surveys and boundaries
Acreage deals depend on accurate boundaries. Request any prior surveys, plats, fence maps, and GPS points from the seller. If fences or access are uncertain, order a current boundary survey or ALTA/NSPS survey. This protects you from boundary disputes and helps title insurance address survey-related coverage.
Access and road maintenance
Confirm you have legal, recorded access via a public road or easement. For private roads, ask who maintains them and how costs are shared. Request recent video of the driveway, gates, and any low-water crossings. Ask the county about seasonal travel issues to avoid surprises after a heavy rain.
Water sources and rights
For domestic wells, gather the well log, pump information, depth, and yield. Request recent water quality tests for bacteria, nitrates, and common minerals. For ponds, ask about dam condition, outlet structures, and maintenance history. If water is shared or governed by an agreement, request the recorded terms so you know your obligations and rights.
Septic and wastewater
A functioning septic system is essential and often required by lenders. Ask for permits, as-built plans, and pumping or inspection records. Plan for an onsite septic inspection and, if needed, a perc test. Knowing the age, location, and condition of the tank and drainfield helps you budget and avoid health department delays.
Soils and topography
Use NRCS soil data to understand drainage, pasture potential, and septic suitability. Request topo maps or drone footage to see slopes and low spots. Topography impacts building pad costs, erosion control, and road durability.
Utilities and services
Confirm electricity, propane delivery options, and internet or cell coverage. If new service is needed, ask for estimated connection costs and timelines. Verify easements for utility runs and check where the main panel, meter, wellhead, and septic lids sit on site.
Environmental and hazards
Run FEMA flood maps and review any wetlands near creeks or ponds. Ask about local wildfire risk, brush clearance, and firebreaks. Confirm which fire department covers the property and how to mark gates for emergency access.
Leases and grazing agreements
If the ranch has income or shared use, request copies of hunting leases, grazing leases, or crop share agreements. Understand terms, renewal dates, and any rights that survive closing so you can plan occupancy and operations.
Use virtual tours and inspections to see what matters
Live video and 3D walkthroughs
Ask the listing agent for a live video tour and, if available, a 3D tour for room measurements and layout. Use this checklist to guide the walkthrough:
- Walk the full perimeter fencing and each gate. Show post spacing, wire type, and hardware.
- Show utility tie-ins: main electrical panel, meter, propane tank, wellhead and pump, septic lids and cleanouts.
- Scan the roof from multiple angles, then the attic for ventilation and insulation.
- Enter crawlspaces to check moisture and foundation supports.
- Tour all outbuildings, barns, corrals, and equipment storage.
- Confirm room dimensions and note any unusual steps, slopes, or tight doorways.
Drone mapping and roof checks
For larger acreages, request high-resolution drone video or stills to capture roof condition, pasture layout, ponds, and access roads. Geotagged images help you match footage to maps. If you need higher precision, ask a licensed drone operator for mapping-grade imagery or orthomosaics.
Specialized onsite inspections
Schedule a local, licensed home inspector with rural property experience. Many inspectors provide photo-rich reports and can conduct a live video debrief. Add the following as needed:
- Well inspection and lab-tested water quality with documented chain of custody.
- Septic inspection and perc test if required.
- Pest and wood-destroying organism inspection.
- Structural, foundation, or roof specialists if issues are flagged.
- Soil testing for building pads or agricultural use.
- Environmental screening for larger tracts or prior commercial or intensive ag use.
Ensure data quality
Ask for high-resolution photos, labeled diagrams, and clear video. Request annotated maps that mark boundary corners, water lines, and utility locations. When possible, join the inspector on a live video call to ask questions in real time.
Coordinate local contractors from afar
Vet licenses, insurance, and references
Verify contractor licensing and registrations through the appropriate state boards. Request certificates of insurance, recent job photos, and written scopes and warranty terms. For inspectors, look for professional affiliations and ask for a sample report so you know what to expect.
Share scope and request line-item bids
Provide contractors with inspection reports, photos, and your priorities before they visit. Ask for:
- Line-item pricing for labor, materials, and timelines.
- Options for minimum compliance versus full recommended repairs.
- Permit requirements, estimated fees, and lead times.
For major items like wells, septic, roofing, and foundations, get multiple bids so you can compare approaches and schedules.
Ranch-specific trades to line up
Rural properties near Marietta often need specialized work. Consider early estimates for:
- Fencing and gates, including barb wire, woven, or pipe.
- Livestock handling facilities and corrals for safety and flow.
- Pond or dam evaluation and earthwork if banks need repair.
- Road grading, culverts, or building pad preparation.
Pre-closing planning and lien protection
Use contractor estimates to negotiate repairs, credits, or a closing escrow holdback. Require that contractors pull any needed permits and provide lien waivers upon final payment. If you plan major upgrades, confirm contractor availability before you close so your schedule stays on track.
Financing and closing logistics for remote buyers
Title insurance and surveys
Order title insurance from a local title company and read exceptions closely, especially for access, easements, and mineral reservations. If boundaries or access are critical, require a current survey. Surveys can change title coverage and help resolve issues before closing.
Lender requirements for rural properties
Tell your lender early that the property includes acreage or ranch features. Loan programs may have rules for wells, septic, access, and outbuildings. Appraisals for acreage typically need additional comparable sales and an onsite visit. If you plan to use a rural-focused loan program, confirm eligibility guidelines and timing.
Remote notarization, e-closing, and recording
Ask your title company what remote options are available in Oklahoma for notarization and e-recording. Confirm identity verification steps and any documents that must be signed in ink. Protect your funds by calling the title company at a verified number to confirm wiring instructions.
Contingencies and timelines
Build in time for inspections, soil tests, well yield testing, and contractor bids. Use inspection contingencies and specific allowances for additional testing so you are not forced to accept defects found late. For peace of mind, plan a final in-person walk-through before funds transfer, or appoint a trusted local representative to document condition.
Post-closing tasks and fraud safety
Record new surveys or easements if required. Transfer utilities and set up deliveries or service accounts. Update insurance and apply for any agricultural exemptions that fit your plans. To reduce fraud risk, only follow wiring instructions verified directly with your title company.
A simple remote-buying checklist
- Get the parcel ID and legal description. Order a title commitment and review recorded documents with the county clerk.
- Request seller disclosures, prior surveys, well and septic records, utility locations, and current photos or videos of boundaries and infrastructure.
- Run FEMA flood maps, NRCS soil reports, and county GIS aerials for context.
- Schedule a full home inspection with a rural-experienced inspector and request drone footage.
- Order well yield and water quality tests, plus a septic inspection.
- If boundaries or access are unclear, order a professional boundary or ALTA/NSPS survey.
- Obtain multiple contractor bids for any flagged repairs. Verify licenses, insurance, and references.
- Confirm mineral reservations and any oil or gas activity using state and county records.
- Coordinate with the title company on notarization options, e-closing steps, and wiring safety protocols.
- Plan a final in-person walk-through or appoint a trusted representative before closing.
Work with a local, ranch-savvy guide
If you want a partner who understands both ranch operations and construction, you are in the right place. With a lifetime of rural experience and more than two decades in contracting, we look beyond pretty photos to evaluate fencing, water systems, utility access, barns, and usable pasture. We work across North Texas and Southern Oklahoma, including Marietta and Love County, using remote-friendly tools, MLS-integrated portfolios, and hands-on coordination to reduce risk for out-of-market buyers.
Ready to talk through a property or build a remote plan tailored to you? Connect with Lauren McCambridge to start your search.
FAQs
How do I confirm mineral rights on a Marietta ranch?
- Verify the deed chain with the county clerk and review your title commitment for mineral reservations. Check state records for oil or gas leases or wells, and confirm in writing what minerals, if any, will convey at closing.
Can I close on a Love County ranch remotely?
- Many title companies offer remote-friendly options, but availability varies. Ask your closing agent about remote notarization and e-recording in Oklahoma and plan your identity verification and document signing steps early.
What inspections are essential for rural properties near Marietta?
- A full home inspection, well yield and water quality testing, septic inspection, and pest inspection are standard. Add drone roof imaging, soil testing, or specialty evaluations if the initial report raises concerns.
How can I evaluate fencing and corrals from out of state?
- Request detailed drone and ground video of all fence lines, posts, corners, and gates, plus close-ups of wear points. Ask a fencing contractor for a line-item estimate to replace or repair sections before closing.
Will lenders finance acreage with barns or outbuildings?
- Many lenders will, but underwriting and appraisal scope vary. Tell your lender early about acreage, wells, septic, and outbuildings so they can set expectations for appraisal comps and property requirements.
What is the best way to prevent wire fraud during closing?
- Only use wiring instructions verified by calling your title company at a known, independent phone number. Never rely on email instructions without voice confirmation and identity verification.
