Refinance/New Construction in Texas

Hi,
Interesting site.
I’m Looking for advice on refinancing 10 acres in Texas. I need to tap equity to consolidate some debts. I also need to get a construction loan to build a home on this land. Land value is 28k, I owe 9k. My question is would a new construction loan allow access to the equity in the land, or do I refinance first and seek NCL later? Also, if I refinance first how long will I be expected to wait before seeking the NCL? Thanks for any info from anyone. ;D

Usually, the value of a land can be used as part of down payment.

But you can refinance first and then obtain a construction loan

Silver is correct