Skip to content
Landopia

Culberson County, West Texas · near Van Horn · APN 14423: Park the Rig and Stay Put: No Checkout Time Out Here

Unnamed Road, Van Horn, TX 79855

Every campground and RV park comes with a checkout time. This one doesn't. It's 5.7 acres of open high desert a short drive east of Van Horn, TX, with no zoning, no HOA, and no county limit on how long the rig can sit. There's no road worn in and no utilities at the lot, so bring the capable truck and your own power, and let the West Texas sky handle the rest.

Somewhere to Park It That Nobody Can Take Back

West Texas doesn't give away much, but it is generous with sky. That matters if you've spent the last few years living on somebody else's clock: the campground with the Tuesday checkout, the RV park that wants its money by the week, the pull-off where a knock at midnight means move along. What you've wanted the whole time is a place where the rig can sit, and where the answer to "how long are you staying?" is yours to give.

This is 5.7 acres of open high desert at about 3,840 feet, east of Van Horn. Park it, level it, and leave it. Put up a shade structure and a shed before anything else (there's nobody out here to ask), and when the cabin idea stops being just an idea, the ground will still be waiting. The nights run dark enough that the stars do most of the talking.

Van Horn is about 18 minutes away for fuel, groceries, and a hot meal. Roughly 30 miles north of town, on a private ranch, Blue Origin launches its New Shepard rockets to the edge of space (so you won't be the only one out here chasing a bigger sky).

The trade is the way in: there's no road worn to the lot and no power, water, or sewer at it, so you bring the truck with the good tires and you bring your own everything (the solar panels will never lack for work out here).

Plenty of people pass through Van Horn on their way somewhere else. The ones who stay usually have a reason, and a piece of ground with your name on it is a good one.

  • Park the RV and stay, with no county day limit or permit
  • No zoning, no HOA, and no clock on when you build
  • Sheds and containers need no county permit, so start with shade
  • Run it off-grid on solar, with hauled water to start
  • About 18 minutes to Van Horn for fuel, groceries, and a meal
  • Nearest Walmart is in Pecos, a little over an hour east
  • Roughly two hours to El Paso when you need a real city
  • No road worn in yet, which keeps the traffic at zero

Is this your kind of land

Who this parcel suits

Good fit for

A homestead, off-grid cabin, or RV base camp where you own the ground and answer to no HOA restrictions.

Not a fit for

Buyers seeking full utilities hookups, neighbors close by, or a quick resale flip. Well and septic require upfront planning.

On the ground

Where it sits

The red outline on the map is approximate. It is drawn from county records to show roughly where the lot sits, not a surveyed boundary.

31.101755, -104.601824
Center coordinate · drive out on weak signal
Open in Google Maps
The four corner coordinates
NW31.1018, -104.6018
NE31.1018, -104.6007
SW31.0999, -104.6018
SE31.0999, -104.6007

Corner coordinates are approximate. Verify against the recorded plat before relying on them.

The record

The facts, every one of them

Acreage
5.702 acres
Lot dimensions
361 × 696 ft
Subdivision
None
Zoning
No Zoning, Border Subdivision Rules Apply
Utilities
Off-grid. No water, power or sewer to the lot.
Terrain
Flat
Elevation
3,841 ft
Access †
An overgrown dirt road reaches the southern edge of the property. John Conoly Road is approximately 2,200 feet to the west.
Flood zone
Not mapped by FEMA for this area
Wetlands
None mapped in the national wetlands inventory
Cell signal
Not confirmed. Plan for none.
Annual taxes
About $65 a year
HOA / POA
None

† From county maps and records. Check with the county, or ask your Land Specialist what we have on file.

Dig deeper

Zoning & building rules: see What’s allowed here
Water & septic detail

Water: On-site: None. Options: Well or Haul. A well may be possible, but depth and yield vary out here, and if the lot falls inside the Culberson County Groundwater Conservation District, a well has to be registered and approved before it is drilled, so talk to the district and a local driller before you count on one.

Sewer / septic: On-site: None. Options: Septic.

What’s allowed, and what it’s for

This one is an off-grid retreat first.

Off-grid here means you bring it all: solar for power, a holding tank for hauled water, and a TCEQ-permitted septic once the RV or a cabin starts producing wastewater. The county puts no limit on how long the rig can stay, sheds and containers need no permit, and nothing sets a build date, so you can set up camp first and decide about a cabin later. Van Horn covers fuel and groceries about 18 minutes away, and the nights are about as dark as West Texas gets.

A plain-language summary of how Culberson County's No Zoning, Border Subdivision Rules Apply zone reads, current to October 2026. It is not a determination of what you may do here, and it is not legal or land-use advice.

Yes, you can camp, keep an RV here with no day limit, or build a home once septic is permitted.
The catches are access and utilities: no road to the lot yet, and no water, power, or sewer.
Homes and dwellings
With permit
Living on the land
Allowed
Off-grid and utilities
With permit

Culberson County decides what is allowed, not us. Confirm current rules with Planning & Zoning before you buy.

Call (432) 283-2130
Show the full breakdownHide the full breakdown
Homes and dwellings
Build a house
With permit
Allowed with a septic permit from TCEQ. An unplatted lot can be refused an electric hookup.
Modular home
With permit
Allowed with a state label. Texas regulates factory-built homes, and the county issues no building permit.
Manufactured home
With permit
Allowed with a state installation permit. Texas sets no age limit and this is a Wind Zone I county.
Mobile home
With permit
Pre-1976 units are allowed. Only cities can ban them in Texas. A state seal and title are required.
Tiny home
With permit
Allowed on a foundation with septic approval. On wheels with axles attached it is an RV, not a house.
Alternative structures
Allowed
Sheds, barns and containers are allowed with no county permit, and one can go up before the house.
Living on the land
Tent camping
Allowed
Allowed. The county has no camping ordinance and Texas gives counties no power to write one.
Camp in RV
Allowed
Allowed. No county day limit and no permit. Wastewater still needs an approved septic system.
RV while building
Allowed
Allowed. No permit and no time limit, so you can build at your own pace.
Off-grid and utilities
Off-grid setup
With permit
Solar needs no permit. Septic goes through TCEQ, and a well inside the groundwater district must be registered first.
Power nearby
No
No utility power near the parcel
Water
Well or Haul
On-site: None. Options: Well or Haul. A well may be possible, but depth and yield vary out here, and if the lot falls inside the Culberson County Groundwater Conservation District, a well has to be registered and approved before it is drilled, so talk to the district and a local driller before you count on one.
Sewer
Septic
On-site: None. Options: Septic.
AllowedWith permitRestrictedNot allowedAsk the county
See more off-grid land

What it costs

Pricing & owner financing

Claim it today
$300
down + doc fee
Down payment$50
Doc fee$250
To claim today$300
$125/mo · 72 months
Note maintenance fee$12/mo
Property taxes, prorated$5/mo
Billed monthly$142
Total price$9,050

Pay it off early, any time, with no penalty.

No bank, no credit check. How it works
Clean title. Warranty deed in your name at payoff.
No HOA or POA dues. No utility meters to turn on.
Taxes current.
Pay by card, debit, or USDC crypto.

Claiming holds this parcel for you. Your contracts arrive by email within one business day, and your first 100 days are covered by the Peace‑of‑Mind Guarantee.

Listing IDTXCUL-00716

Before you buy

Want to see it first?

Plenty of folks claim sight unseen, and plenty like to walk the corners before they decide. If that is you, we will text you a one-page field guide to take along.

Driving in

  1. Start in the nearest town
    Van Horn, Culberson County
  2. GPS to the parcel center
    31.101755, -104.601824
  3. Look for the road access
    Dirt road frontage · check the corners on the plat before you park

Before you leave town

  • Bring water and layers
    Cell service can drop past the nearest town. Plan for a round-trip without it.
  • Save the corners offline
    Copy the four corner coordinates before you head out.

The guide has the boundary map, the drive in, and county contacts. One text, no follow-up spam. Reply STOP to opt out.

View it here instead
From Landopia buyers

Good words from good people

Buying land online for the first time I was very wary of getting scammed. I double-checked Erik's business information and he was very helpful through the whole process at reassuring me. I'm already asking about more…

Alan L.

Purchased in Hastings, FL

Homestead & Cabin

Maria was awesome to work with. She responded quickly to emails and phone calls. Definitely recommend getting your property through her. She's always happy to help!

Kemonte M.

Purchased in Sierra Blanca, TX

Homestead & Cabin

Larry was amazingly quick to respond to my request - on Memorial Day weekend no less! He walked me through the purchasing process and paperwork, making the entire process painless and easy. I am very satisfied with his…

Roy W.

Purchased in Bonanza, OR

Homestead & Cabin
Read more from our buyers

The Buyers List

See new land before it goes public.

New parcels come in all the time, and the good ones move fast. Join the Buyers List and we will send you a note when land that fits hits the site. A short welcome series, then new land as it comes in. Unsubscribe anytime.

One email at a time. Unsubscribe whenever you like, and we never share your address.

What you get

  • First look at new parcels
    Before they reach the public listings.
  • New land, as it lands
    Deals and new parcels, not filler.
  • A real Land Specialist
    Someone follows up personally if you ask.

Claim your ground

Go ahead and make these 5.702 acres yours.

Reserve it online in a few minutes with $50 down and a $250 doc fee, or ask a Land Specialist first. No bank, no credit check, and the deed in your name at payoff.

Claiming holds this parcel for you. Your contracts arrive by email within one business day, and your first 100 days are covered by the Peace‑of‑Mind Guarantee.

$50 down + $250 doc fee, then $125/mo

Real deeds, real people, 2,000+ families served.

Not ready? Ask first.

A Land Specialist who knows this parcel will get back to you, usually same day. No pressure, no script.

More like this one

Similar parcels worth the drive

$300 to claim
$50 down + $250 doc · $125/mo
Claim this Land