McLennan County · Texas
Battle Lake Road
Nine parcels across 124.772 acres of McLennan County farmland, fifteen miles east of Waco. Partition survey issued. Deed restrictions recorded. City of Mart water in the ground and tested.
On the ground
The property
Surveyed, restricted, and on city water.
Battle Lake Road is 124.772 acres in the Ignacio Galindo Grant, Abstract 17, McLennan County, partitioned into nine parcels and held by Battle Lake Rd LLC under a deed recorded 22 January 2025.
Eight parcels run as parallel strips reaching from Battle Lake Road on the north-west across to Battle Road on the south-east — six at 11.462 acres, one at 11.454, and the westernmost at 10.988. The ninth, Parcel B, is a single 33.570-acre block at the west end of the tract.
Because every parcel exceeds ten acres, the subdivision qualifies for McLennan County's plat exemption. There is no recorded plat and none is required — the affidavit of plat exemption is recorded instead, and each parcel conveys by metes and bounds off the partition survey.
Water is the part that is already done. The City of Mart's waterline is installed along the road and has passed its engineering test, so a buyer applies to the city and buys a tap rather than drilling a well. Electric service is Navasota Valley Electric Cooperative, whose easement is of record. Wastewater is on-site and unstudied — see the diligence section, which lists that and everything else the file does not answer.
Recorded facts
Partition survey
Choose a parcel.
This is the partition survey. Select a marker for acreage, price and status, or zoom to the eight strip parcels or to Parcel B.
Partition survey of 124.772 acres · Texas Land Surveyors, Job 24076, sheet 1 of 2 · R. P. Shelley RPLS 4540 · Scale 1"=400' · Drag to pan, scroll to zoom
Availability
Parcel schedule
Acreages are from the partition survey. Select a row to locate that parcel on the map above. Sold parcels do not show a price.
| Parcel▾ | Acres▾ | Water | Price▾ | Per acre▾ | Status▾ |
|---|
Water
The question every buyer asks first.
On most rural land in this county the answer is a well and a drilling estimate. Here it is a city tap, because the line is already in the ground and has already passed its test.
Shane James, City Administrator for the City of Mart, has confirmed in writing that the city will provide water service to Parcel B through Parcel 8 — every parcel in the partition — and that the fresh-water infrastructure has, in the letter's words, already been completed and passed the engineering test.
What that leaves for a buyer is an application to the city and the purchase of a water tap. There is no well to drill, no pump to size, and no groundwater availability study standing between a closing and a building permit.
The waterline was built by MLGP under a recorded utility easement, with a separate waterline easement executed 24 March 2025. The trenching photographs below are of this project.
Two things the letter does not do, and they are worth stating plainly: it carries no date, and it does not quote a tap fee. Both should be confirmed with the city before a buyer relies on either.
Detail
The City of Mart letter is undated and does not state a tap fee. Any buyer relying on city water should obtain written confirmation of service and current tap cost directly from the city during the inspection period.
Deed restrictions
What you can build
Drawn from the Amended Deed Restrictions recorded 9 April 2025 as Instrument 2025010447 in the Official Public Records of McLennan County. The recorded document governs; this is a plain-language summary.
Residential
Incidental home business is allowed if the public is not invited and the use stays office or professional. No industrial or manufacturing use, and no commercial farming operations.
Up to two residences
Each parcel may carry up to two residences. A garage apartment appurtenant to a residence does not count against the limit.
Manufactured homes allowed
Newer manufactured homes, five years old or newer, must have skirting and sit on a foundation. The stated goal is that they look like houses rather than trailers.
Raised foundation required
Pier-and-beam, or a foundation that raises the bottom floor at least two feet above ground elevation.
15 ft front, 3 ft sides
No part of a residence closer than fifteen feet to the front line or three feet to any other line. On a corner, ten feet from the street.
50 ft maximum
Forty feet on a narrow frontage, rising one foot for each additional foot of side setback, capped at fifty. Chimneys, steeples and towers are excepted.
Two units per acre
Horses, cattle, donkeys, sheep, goats, alpacas or llamas, plus twenty caged chickens. Swine only as a 4-H or FFA exhibition project, two head maximum per acre.
Four outside animals
Per parcel. Dogs must be kennelled, penned or fenced, may not run loose, and must be rabies-vaccinated and registered with McLennan County annually.
Shops and barns allowed
Accessory buildings that fit agricultural and residential use are permitted.
No further subdivision
No parcel may be divided, partitioned or separated without the owner's prior written consent, which may be withheld at its sole discretion.
Six feet of separation
No shared walls. No residence may be built so that an exterior wall sits within six feet of another residence's exterior wall.
Five square feet
One for-sale or for-rent sign, plus temporary political or garage-sale signage, each capped at five square feet. Government and civic markers are excepted.
Diligence
What the file proves, and what it does not.
Everything on this page traces to a document in the project file. Below is that file, and next to it the questions it does not answer. Both lists are here so a broker does not have to find the second one alone.
In the file
- Partition surveyTexas Land Surveyors, Job 24076. R. P. Shelley, RPLS 4540. Surveyed 29 Oct 2024; final sheets issued 27 Jan 2025. All nine parcel acreages tie to the price schedule.
- Deed of recordBattle Lake Rd LLC, Doc. No. 2025001925, recorded 22 Jan 2025, 124.772 acres. Owner's title policy in file.
- Affidavit of plat exemptionRecorded. Every tract exceeds ten acres, so McLennan County's platting requirement does not attach. MCAD property ID 131727.
- Amended deed restrictionsInstrument 2025010447, recorded 9 Apr 2025, nine pages, McLennan County Clerk.
- City of Mart water letterShane James, City Administrator. Service confirmed for Parcel B through Parcel 8; infrastructure complete and engineering test passed.
- Drainage and culvert exhibitsDevelopment Engineering Consultants, TBPE Firm F-20255, File 10993, dated 4 Dec 2024. Existing drainage basins with 25-year flows; culverts sized as 18-inch circular concrete.
- Recorded easementsUtility easement of record. Navasota Valley Electric Cooperative easement shown in the title commitment and as a 10-foot electric line and right-of-way on the survey. Waterline easement executed 24 Mar 2025.
Not answered — verify independently
- WastewaterThere is no septic or OSSF feasibility study in the file. On-site sewage is the only option here and suitability is parcel by parcel. Confirm with McLennan County before relying on it.
- FloodplainNo FEMA flood determination appears in the file. The drainage exhibits map basins and flows but do not establish a flood zone. Pull the current FIRM panel.
- Road right-of-wayBattle Lake Road and Battle Road are existing county roads, but the survey notes "No ROW Dedication Found" at both. Access is by long use rather than a recorded dedication.
- Water letter is undatedThe City of Mart confirmation carries no date and states no tap fee. Get both in writing from the city.
- Parcel B acreageThe final survey draws Parcel B at 33.570 acres; the superseded December 2024 sheet and the price schedule carry 33.563. This page uses the final survey figure. The metes and bounds govern.
- Areas do not close on the parent callParcels 1–8 total 91.214 acres. Adding Parcel B at 33.570 gives 124.784, against the 124.772 acres called in the deed, the title policy and the plat-exemption affidavit — a difference of 0.012 acres, about 523 square feet, spread across nine rounded areas. Small, but a title company will find it.
- Field-note transcription errorsSeveral individual parcel field-note documents repeat the wrong acreage in their opening paragraph. The survey drawing and the metes-and-bounds courses govern, not the summary sentence.
- Grant name spellingThe survey sheet reads "Ignatio Golinda Grant"; the county plat-exemption affidavit reads "Ignacio Galindo". Same abstract, number 17. Expect a title company to raise it.
- MineralsThe title commitment excepts coal, lignite, oil, gas and other minerals. No mineral title opinion is in the file.
Document file
Everything we relied on.
The documents behind every figure on this page. One short form unlocks all of them.
Location
Fifteen miles east of Waco.
The tract is bounded by the centre of Battle Lake Road on its north-west line and by Battle Road on the south-east and east — road on both ends of every strip parcel. It sits three and a half miles west of Mart, in eastern McLennan County, with Waco about fifteen miles further west.
This is working farmland — row crop, pasture, stock ponds and scattered treelines — not hill country. The photographs above are the property as it stands.
Straight-line distance
Straight-line distances computed from an approximate tract centre of 31.5395, −96.8885, taken from the bounding box of the project boundary file. Road distances run longer. The coordinate is approximate and is not survey-grade — the partition survey and its metes and bounds are the only authority on location and area.
Site location
31.5395
−96.8885
Approximate tract centre
Battle Lake Road · Mart, Texas 76664
McLennan County
Inquiries
Two ways to buy here.
Parcels sell individually and through co-operating brokers. Every enquiry reaches a person. Call Justin at (281) 660-1133 or Ben at (469) 371-5106.
Brokers & realtors
Co-op program
Co-op split of 2.5% on every closed parcel. The listing is with EG Realty; client registration and protection terms are in the agreement.
Request co-op termsIndividual buyers
Single parcel
Reserve a parcel, read the recorded deed restrictions, and walk the property with a representative. The full document file comes with it.
Ask about a parcel