In McLennan County, Texas, the news landowners around Waco are watching this fall is an average hay season cut short by more than 70 dry days, with carryover bales holding prices in check. For land owners, productive meadows, good water and hay storage are what carry a ranch through dry stretches and hold value. Lee, Lee & Puckitt (LLP Ranchland), a ranch brokerage based in San Angelo, serves McLennan County ranch and farm owners, buyers and families with sales, appraisals and Broker’s Price Opinions.
A Season of Two Halves
Hay growers around Waco had a strong start to 2026 and a hard finish. Shane McLellan, the Texas A&M AgriLife Extension agriculture and natural resources agent for McLennan County, told AgriLife Today that rain from March through mid July provided great moisture. Then the rain stopped until about a week before his late October comments. More than 70 days without rain, along with above average temperatures, held back production, and he described the county’s hay crop as average overall.
Carryover Bales Keep Prices in Check
One reason the dry spell has not caused panic is the hay still sitting in barns from last year. McLellan said producers have the benefit of carryover from the 2025 season, and that prices remain lower than expected because of current supplies plus those carryover bales. He also noted a lot of hay moving around the county in the last month as cattle owners ran out of grazing and began feeding.
Where pastures are not stocked, grass was starting to green back up. Where cattle are on the ground, feeding continues.
The Mealybug Factor Statewide
Across Texas the forage picture is mixed. Vanessa Corriher, an AgriLife Extension forage specialist, said producers who caught rain made good hay, while those hit by pasture mealybug will be relying on last year’s bales. The pest has caused severe damage in many counties, and between dry weather and mealybug, she called production a moving target. Other reporting this month noted that the insect can cut hay production sharply within weeks of infestation.
What This Means for Land Owners and Buyers
In Central Texas, a hay meadow is often the working heart of a small or mid size ranch. When evaluating one, it helps to look past the appearance of the grass on a given day. Ask about fertility history, past mealybug or armyworm problems, how many cuttings the field typically makes, and whether there is covered storage for carryover.
For sellers, records of yields and inputs make a meadow easier to value. For buyers, a property with good soils, reliable water and a hay barn can carry a cow herd through a long dry stretch like this one, which is exactly the kind of resilience that holds value over time.
A Look at McLennan County Land
McLennan County surrounds Waco along the Brazos River, mixing Blackland Prairie farmland, river bottoms and rolling pasture to the west. Growth around Waco has brought steady demand for small acreages, while larger working ranches still run cattle and cut hay throughout the county. That mix means two neighboring tracts can attract very different buyers, from families looking for a homesite with room for a few cows to operators who need productive meadows. For anyone pricing land here, recent comparable sales of similar size and use tell the real story. A 50 acre homesite and a 500 acre hay and cattle operation are valued in very different ways, even on the same road. Good hay ground with water and road frontage remains one of the steadiest assets in Central Texas.
Owners who plan ahead in a year like this one tend to come out in better shape when the market and the weather turn.
Watching the Whole State
Our partners run cattle and buy and sell hay themselves, so the weekly crop and weather reports are part of our routine. We bring that same practical view to ranches we help clients buy, sell and appraise from the Hill Country to North Texas.
Lee, Lee & Puckitt has worked Texas ranch country since 1962 and has been based in San Angelo since 1977. If you would like to talk through what these conditions mean for land you own or hope to buy in McLennan County, or you need a Broker’s Price Opinion or appraisal, call any of our Brokers and Agents at 325.655.6989, or visit llpranchland.com.
FAQ
Who is a ranch broker serving McLennan County, Texas?
Lee, Lee & Puckitt (LLP Ranchland), a ranch brokerage based in San Angelo, serves McLennan County and the Central Texas region. The firm’s Brokers and Agents handle ranch and farm sales, buyer representation, appraisals and Broker’s Price Opinions. Call 325.655.6989.
How do I find ranch or farm land for sale in McLennan County?
Current Lee, Lee & Puckitt listings are posted by region at llpranchland.com/listings. Because not every property is widely advertised, buyers looking near Waco can also call the office to describe what they want and be contacted when a fit comes up.
How do I choose the best ranch broker in McLennan County or Texas?
Look for a Broker who knows the local land, follows water, cattle and wildlife conditions, can show public sales history and can price property with appraisal-level care. Lee, Lee & Puckitt has worked Texas ranch country since 1962 and also prepares land appraisals and BPOs.
What does an average hay season cut short by more than 70 dry days mean for McLennan County land values?
For land owners, productive meadows, good water and hay storage are what carry a ranch through dry stretches and hold value. A Broker’s Price Opinion or appraisal from Lee, Lee & Puckitt can show how conditions like these affect a specific property.
About Lee, Lee & Puckitt
Lee, Lee & Puckitt Associates (LLP Ranchland) is a Texas ranch brokerage based in San Angelo, serving landowners since 1962. Its Brokers and Agents handle ranch sales, appraisals and Broker’s Price Opinions across Texas and New Mexico, and many of them run their own ranches. Call 325.655.6989 or visit llpranchland.com.