Purchasing rural land is a dream for many, whether for farming, recreation, or simply escaping the bustle of city life. However, buying undeveloped land comes with its own set of challenges and pitfalls that can lead to costly mistakes if overlooked. Here’s a checklist of nine essential things to consider when evaluating rural land for purchase.
1. Zoning and Land Use Regulations
Understanding the zoning of your prospective property is critical. Ensure the land is designated for rural or agricultural use, as this impacts what you can legally do with it. Call the town or county zoning office for clarification and request a copy of the zoning map. Don’t rely solely on a real estate listing – verify the details yourself to avoid potential legal headaches.
2. Flood Zones and Water Risks
Always review county and FEMA flood maps to determine if the property is in a flood-prone area. Flooding can not only damage the land but also make it unsuitable for building or farming. Even if the land seems high and dry, confirm its safety with official records to avoid surprises during extreme weather.
3. Utility Availability
Undeveloped land often lacks essential utilities like electricity, a well, or a septic system. While these can be added, doing so is expensive and time-consuming. Look for properties that already have at least one of these utilities in place. If solar power is an option, factor that into your planning.
4. Proximity to Civilization
Rural doesn’t have to mean remote. Consider how far the property is from the nearest small city or town. Being within 20 minutes of a populated area ensures access to amenities, emergency services, and potential customers if you plan to start a farm or business.
5. Local Crime Rates and Safety
Safety is a top priority, especially if you’re planning to live on the property. Check local crime maps to gauge the area’s safety. You can also research the background of nearby residents to ensure you’re moving into a safe, welcoming community.
6. Scenic Views and Natural Beauty
The visual appeal of your land matters. Whether it’s rolling hills, mountain ranges, or lush meadows, a beautiful landscape can make your investment more enjoyable and potentially more valuable. Walk the land to get a feel for its energy and aesthetics before making a decision.
7. Size and Manageability
Start small. Owning a massive plot of land might sound appealing, but managing 50 or 100 acres can quickly become overwhelming and expensive. A property between 1 and 10 acres is often ideal for first-time buyers, providing enough space to pursue your goals without unnecessary strain.
8. Neighboring Farms and Businesses
The types of farms or businesses nearby can significantly impact your experience. While some agricultural operations are innocuous, others, like hog processing plants or large dairies, may bring unpleasant smells, noises, or other issues. Research the surrounding area thoroughly to ensure it aligns with your preferences.
9. Tax Maps and Property Lines
Review the county’s tax maps to confirm the property’s boundaries and ownership history. This will also help you understand your potential neighbors and ensure there are no disputes over land use or access. Verify everything before finalizing your purchase.
Why Rural Land Requires Extra Diligence
Rural land often comes with fewer amenities and less oversight than urban properties, placing the responsibility squarely on the buyer. This makes due diligence crucial. Overlooking zoning laws, for instance, could prevent you from building a home or running a farm. Similarly, neglecting to check for flood risks could render your investment uninhabitable after a heavy storm. Taking the time to do your homework now can save you from significant problems later.
The Role of Local Authorities in Your Purchase
Don’t underestimate the importance of your local town office. These officials are paid to assist residents and provide crucial information about zoning, utilities, and flood risks. Be persistent in your inquiries and don’t hesitate to visit the office in person if necessary. Having accurate and official documentation can clarify uncertainties and ensure you’re making an informed decision.
Why Smaller Parcels Are Often Better
Many first-time rural land buyers imagine themselves managing sprawling properties, but the reality can be daunting. Maintenance, fencing, and monitoring a large plot are expensive and labor-intensive. Smaller parcels not only reduce these burdens but also allow you to leave portions of the land wild, creating a balance between usability and nature conservation.
Long-Term Vision for Your Land
Before buying rural land, envision how you plan to use it in 5, 10, or even 20 years. Are you planning to start a farm, build a home, or create a recreational space? Having a clear vision will help guide your choices and ensure the property meets your long-term goals. Rural land can be a rewarding investment, but only if it aligns with your aspirations.
Purchasing rural land is an exciting journey, but it’s not one to take lightly. By following this checklist and doing your due diligence, you can avoid common pitfalls and make a purchase you’ll cherish for years to come. Whether you’re dreaming of a self-sufficient homestead or a peaceful escape, the right preparation ensures your investment is both practical and fulfilling.
A former park ranger and wildlife conservationist, Lisa’s passion for survival started with her deep connection to nature. Raised on a small farm in northern Wisconsin, she learned how to grow her own food, raise livestock, and live off the land. Lisa writes about homesteading, natural remedies, and survival strategies. Whether it’s canning vegetables or setting up a rainwater harvesting system, Lisa’s goal is to help others live more sustainably and prepare for the unexpected.