7 Things to Check Before Buying Farm or Recreational Land

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The idea of owning a piece of land is undeniably attractive. Interest in living in the country has grown a lot in the last few years. People want to wake up to the sound of leaves rustling, start a sustainable homestead, or have a private hunting retreat. More people than ever want to leave the concrete jungle and move to a place with open skies and fertile soil.

Buying land, on the other hand, is very different from buying a house in the suburbs. You are not just buying a building; you are also buying a legal entity, an ecosystem, and a long-term commitment to the land. Buying land is a big financial decision, and the “buy now, figure it out later” method can cause expensive problems with zoning, drainage, or access.

You need to look below the surface, sometimes literally, before you sign on the dotted line. Before you buy farm or recreational land, you should think about these seven important things.

1. Figure Out What You Want to Do with the Land

The first thing you should do is not look at maps; it’s look at your goals. A piece of land that would be great for a weekend hunting cabin could be a nightmare for a commercial vegetable farm.

Are you looking for a long-term investment that will grow in value as the city grows? Or do you want a homestead where you can live off the grid and raise animals? It’s important to know what you need in the short term and what you want to achieve in the long term. For example, if you want to hunt, you’ll put wooded areas and wildlife corridors at the top of your list. You should look for flat land with lots of sun if you want to farm. A good purchase starts with matching the land’s natural features to how you plan to use it.

2. Value of the property and its future potential

Land is usually a good investment, but you should still make sure you’re paying a fair price for it. Check out the area’s appreciation rates and any plans for development nearby. Is there a new highway planned for the area? That could raise the price, but it would also ruin your peace and quiet.

For the best results in finding the right plot, it’s wise to turn to websites and professionals who specialize in rural land, rather than those who primarily deal with houses. For example, if you’re looking in the “Natural State,” talking to experts like Mossy Oak Properties Arkansas can give you information about land values, soil types, and local laws that a regular realtor might not know about. It’s worth looking into, especially if you are relocating from Michigan to Arkansas.

3. Where it is and how easy it is to get to

In the world of rural real estate, “seclusion” is a good thing, but “inaccessibility” is a bad thing. You should think about how far the property is from important places like grocery stores, hospitals, and farming markets.

You also need to make sure that you can get to the property legally and physically. Does it need an easement through a neighbor’s land? Check to see if the county or a private company takes care of the roads that lead to your property. In July, a pretty dirt trail might look nice, but in January, it might turn into a mud pit that you can’t walk on. Make sure you can get in all year before you commit.

4. The quality of the soil and the land’s terrain

The soil is your most important asset if you want to grow crops or raise big animals. To find out how fertile, acidic, and what kind of soil you have (clay, sand, or loam), you should look into soil surveys.

The land’s terrain also has a big effect on how you use it. It’s usually easier to build on and farm on flat land, but it can have problems with drainage. On the other hand, hilly or wooded land has great views and privacy, but it can make building costs go up a lot. Always look at the flood maps. A “bargain” price often means that the property is in a flood zone that is very likely to flood.

5. Natural resources and water sources

Water is very important for life, especially on a farm. A property that doesn’t have a reliable water source isn’t very useful. Are there already wells, ponds, or creeks on the land? If not, how deep is the water table, and how much does it cost to drill a well?

In addition to knowing how to use water, you need to know about “water rights,” which can be complicated depending on where you live. Also, look at the other natural resources that are there. Timber that is worth a lot of money can bring in money right away, and wildlife habitats that are already there are a goldmine for people who want to buy for fun.

6. Land Restrictions and Zoning Laws

Just because you own the “dirt” doesn’t mean you can do whatever you want. Zoning laws say what you can and can’t do with your property, like how many pets you can have and whether you can build a second home.

Look into the local agricultural zoning rules and see if there are any conservation easements that could stop development. Some parcels may have “deed restrictions” put in place by previous owners that limit hunting, business activities, or even the kind of fencing you can put up. Always check these facts with the county clerk’s office.

7. Utilities and Infrastructure

A lot of people like the “off-grid” lifestyle, but most buyers still want the option of modern comforts. If the nearest power pole is a mile away, it can cost tens of thousands of dollars to get electricity to a remote property.

Look for:

Electricity: Is it at the edge of the property?

Internet and cell phone coverage: For a lot of people, this is a dealbreaker. Don’t believe the maps; go to the property and check it out for yourself.

Waste Management: The land must be able to “perc” (percolate) for a septic system if there is no municipal sewer. You might not be able to build a house if the soil doesn’t drain well.

In conclusion

When you buy farm or recreational land, it’s the start of an exciting new chapter, but you need to do more research than when you buy a house in the suburbs. The “perfect” piece of land isn’t always perfect on the outside. It’s the one that meets your needs, fits your budget, and can pass a thorough inspection.

Don’t rush. Talk to the neighbors, go to the property in different weather, and get advice from land professionals. Your investment in the Great Outdoors will pay off for generations to come, both financially and personally, if you do the right research and planning.

*This article is based on personal suggestions and/or experiences and is for informational purposes only. This should not be used as professional advice. Please consult a professional where applicable.