What do you need in a location?
Location-Location-Location. This overworked agent's maxim describing the three most important factors to consider when buying real estate can apply on a national as well as local basis.
If you're not rigidly set on purchasing land in a scenic wonderland, some good buys can still be found in the less "romantic" parts of the country, particularly on the edges of small farming communities.
Know what you must have, and what you can do without. Make a list of the features you feel an area MUST have in order for you to consider relocating there. This might include things like climate (and, thus, growing season), being within a certain radius of a population center (or maybe a certain distance AWAY from one), and availability of certain facilities or services. Being within 20 miles of an airport or hospital may not matter to one family, but could be of vital importance to another.
The most important item on this list is consideration of the economic climate of the area, and how you will fit into it. Even if you're independently wealthy, the economic circumstances of an area can affect how you will fit into it. Will a well-heeled but bored-with-society person be able to move into an economic Appalachia and truly find contentment? Perhaps, but first consider the "necessities" of the life you'll be leaving. Do you need to regularly attend the symphony or visit a high-quality library?
What to check for in the property
Once you've decided generally where you'd like to relocate, visit it several times, preferably at different times of the year. Learn which areas are desirable and which have problems. A place that looks lovely in summer or fall might be completely inaccessible due to mud or snow in spring and winter. Conversely, a place that looks perfect and snug on a wintry day may have an incredible dust problem all summer long. (Hint: if you're considering buying a house near a gravel road, consider what kind of dust problem you'd have to live with from passing vehicles.)
Check for flood plains, areas with access problems, water problems (not enough, too much or poor quality), noise problems (yes, even rural areas can have noisy spots), or other problems peculiar to a given area. Some rural "neighborhoods" have earned a bad reputation. Find out why before buying there. If the price seems too good to be true, maybe somebody's trying to unload a lemon.
Water and utilities
If you're looking for undeveloped land on which to build your retreat, find out about the water tables: depth, quality, and reliability. Find out what it costs to drill a well to the necessary depth for that area. Water should be one of the most important considerations in any land purchase. In the west, water is a precious commodity, and some areas have bans on drilling new wells. Find out before you buy!
Find out the proximity of utilities and costs to bring them in and hook them up, if they're not already in place. In some areas, costs to hook up to the grid are prohibitive.
Roads
Are the roads county maintained? The writers once lived in a place where county roads became impassible for parts of the winter and spring, and private roads virtually disappeared during those months. At another location, the writers learned too late that the "private" road passing through their property was an unofficial county road through long usage. This means the public is allowed to drive through the property because the road has been used by adjacent landowners as an access road for over one hundred years. On the plus side, the county is required to maintain the road -- that is, if they've got the money.
Once you’ve found your area, it’s time to talk to people and ask the important questions. Read on:
Buying Rural Land: Asking the right questions
Good luck in your search! Rural Property Bulletin is a tool that can help you find the place of your dreams.
Copyright © 2004 Rural Property Bulletin
"Rural Property Bulletin -- The National Marketplace for Rural Property Since 1980."
Author info: Sandy Benson has published Rural Property Bulletin since 1980.