What questions to ask when buying land?

[golden]

Hi everyone! I guess I should start with an introduction. My name is Melissa. I'm a married, 29-year-old mom of two in the United States Air Force. Becoming a mom has really changed my outlook on life and one question I found I was continually asking myself was whether or not my family could survive if we didn't have access to grocery stores and electricity. So, I started looking into homesteading. Problem is, being in the AF makes it difficult to settle down and get started - and I plan to stay in until retirement (another 12 years). I have a vegetable garden, but that's about all I can do. In the meantime, we've decided to buy some land now, and build a house when I get out. What questions should I ask when buying property to turn into a homestead? We are currently in CA and want to buy land in Alabama, where I'm from, so there will be no real way to view the land ourselves before purchasing either. Any thoughts and suggestions would be very much appreciated. Thanks in advance!

Melissa

[Callieslamb]

Welcome to the forum! Congratulations on your first post!

If you can't look at the land, find someone you know who can - someone that knows land and knows the local prices. I would really worry about doing this if you aren't there. The person looking for you would have to understand totally what you want to do. Do you know totally what you want to do, so you can tell them?

There are several books out there that you can read about setting up a homestead. They might help you! Good luck!

[mtc]

Never, ever buy land sight unseen! That's not only asking for trouble, it's begging.

You need to be able to walk the land. Especially, if it's bare and you want to build later.
Things to look for: water. What are the wells like in the area? What's the water quality? Are there any restrictions about sinking wells?
Septic - ditto. If the property has had a perk test done what are the results. This can and will affect where you put your house.

The land itself - does it have utility service? Are there easements? Are there restrictions on itis use? Do you actually have road access to the property. - Don't assume you do just because a road and driveway meet.

Do you own all the rights to the land including mineral. This varies from state to state.
What's the soil quality like. What do you want to grow? Trees and garden crops have different needs.

Are there resources available to help you put your plans together once you're ready to act and that's everything from good local contractors to an indespensible garden center.
What's the area like over all? Is there a meth problem? Is there the potential for some one to use your property for growing pot unbeknownst to you and for you to lose your land in a drug forfeiture action because ignorance doesn't absolve culpabilty.
Etc. Etc. Etc.

Find a good agent. Look at lots of pictures and reports. But plan on making at least one and likely more trips out to find your dream homestead.

[Chuck R.]

Retired Army here,

The only thing I'd caution you about is choosing a location too soon. Going home sounds great, but unless your 100% positive on that's where you'll end up (and 12 years is a long time and quite a few PCSs), there's no telling where you'll end up.

Depending on your rank at retirement your pension might or might not make it. All the allowances disappear and your percentage, sounds like you're shooting for 20 years, will be 50% or XX% of your base pay. My pension is pretty good, but still a little over 1/2 of what I make by working on post. We chose to stay in KS within close proximity of the post for:

1. Employment
2. Tricare, having access to a post hospital really makes things a lot cheaper and easier.

You may also find out that your next duty station is "it", then you've got that land in AL you'll have to sell. One of the guys in my office bought 80 acres back "home" in AR while he was still in service. Sure it's gained value, but since he decided to retire and stay here, he's really not getting much use out of it.

IF your set on the AL course of action, you'd really have to get the chance to check out the property before hand. There's just no way I'd buy property sight unseen. Also there's an awful lot that can change in 12 years around your property.

Chuck

[EasyDay]

Welcome, golden!
And, first of all, thanks for your service!

I was in your situation some years ago. I would take a week or so leave each summer (while still AD Navy) and hunt for land.

I agree with mtc's advice, but to this: "You need to be able to walk the land"... I'd add "in a downpour". The lay of land can be very tricky to the eye. Walking the property in a good rain allows you to see where the water runs, and possibly collects.

Local codes, restrictions (if any), and required permits: they vary greatly from state-to-state and county-to-county. For example, where we live, if you own more than 10 acres, you're not required to even have a septic. (Eeewww!) We didn't need ANY permits to build our house.

As far as resources, I'll add: The local county extension office. They often run soil and water tests for free, and are indispensable for advice with local flora and fauna, etc.

Because you have some time before you retire from the AF, take your time looking every chance you get. You'll find one that "grabs you"... that's the one you want. I FELT our place was mine the minute I saw it.

Once you find it, visit it often. Get to know your neighbors, the people at the feed store, etc. THEY will also become indispensable when it comes time for you to decide who to hire to dig a well, put in septic, etc.

Have fun looking for your piece of paradise!!

ETA: Oh, and property taxes. They may help you decide what is the best deal in the long run.

[clovis]

When you get super serious, about one peice of land, take the time to find some old timers close by. They will tell you the good, bad and ugly.

While you might not want to hear the ugly, it could save you from buying overpriced land that was once an EPA nuclear superfund site, or was the city dump where all the concrete from the old highway was dumped, then covered with fill dirt. Or that the owner used the back 40 for dumping waste chemicals from a lead acid battery factory.

I know of a small farm that will probably never be for sale, but supposedly the owner burried a large amount of scrap metal that was rejected at the mill. Supposedly, it was rejected by 6 large scrap buyers because it has some radioactivity. Would you want to buy that place?

I know another place that did fill in the low backyard with asphalt and concrete when the county ripped out an old road. There was a constant stream of dump trucks for weeks on end. It might be difficult to build a building or drill a new well in that spot, but who would know it if you didn't stop by and ask the neighbors, who have been there for 35 years?

Worth the time to introduce yourself and ask a few questions of your future neighbors.

Clove

[clovis]

Originally Posted by mtc

Never, ever buy land sight unseen! That's not only asking for trouble, it's begging.

You need to be able to walk the land. Especially, if it's bare and you want to build later.
Things to look for: water. What are the wells like in the area? What's the water quality? Are there any restrictions about sinking wells?
Septic - ditto. If the property has had a perk test done what are the results. This can and will affect where you put your house.

The land itself - does it have utility service? Are there easements? Are there restrictions on itis use? Do you actually have road access to the property. - Don't assume you do just because a road and driveway meet.

Do you own all the rights to the land including mineral. This varies from state to state.
What's the soil quality like. What do you want to grow? Trees and garden crops have different needs.

Are there resources available to help you put your plans together once you're ready to act and that's everything from good local contractors to an indespensible garden center.
What's the area like over all? Is there a meth problem? Is there the potential for some one to use your property for growing pot unbeknownst to you and for you to lose your land in a drug forfeiture action because ignorance doesn't absolve culpabilty.
Etc. Etc. Etc.

Find a good agent. Look at lots of pictures and reports. But plan on making at least one and likely more trips out to find your dream homestead.

Excellent advice!!!!!

[travlnusa]

You need to look at it first hand as others have said.

Other thoughts:

Look at local roads. Do any look like a future prospect of going 4 lane? State Trans dept has long range plans.

Ask about open wells.

Any large farms around? If so, good bet they will get bigger. Make sure you are OK with this.

Get soil tests done. Know the dirt you are buying.

If there is any way you can, follow the advice of Frank Lloyd Wright (I think) and "Own your own view".

[golden]

Thank you everyone! You have all given me a lot to mull over and think about. I'm about as sure as I can be about AL, but things can always change. I just want to have a headstart on things by the time I retire. Callieslamb, can you suggest some books? I have the Storey's Basic Country Skills book and would love to pick up a few more. Again, thank you all for taking the time to respond - I'm going to print this out for future reference!

[palani]

After a parcel is selected go to the courthouse personally and trace the history of the property back to the land patent. Make sure there are no tax deeds that might break the chain of title. Mortgage defaults and auctions due to a bank default are ok but tax deeds are to avoided like the plague.

[Gary in ohio]

Ask about your rights on the land. Do you have the right to build, is it practical to build. Do you have the right to drill a well and take water out. Do you have mineral rights. Are there any claims on the land. What was the land used for in the past back to the 1800's.
What is around you, get a topographic map, this will allow you to see structures that might be hidden. Also see the land contour, Are you in a shallow valley? on a flood plain. Are there any underground pipelines going under or near your home.

Where your property meets the road, what rights do you have. WHo are the neighbors.

[uyk7]

Easements. The gov can purchase easements from someone and you would be unable to do anything with the land. While you own the land for tax purposes, the gov would own it for everything else. Easements are EVIL!

.

[floridacracker]

Originally Posted by uyk7

Easements. The gov can purchase easements from someone and you would be unable to do anything with the land. While you own the land for tax purposes, the gov would own it for everything else. Easements are EVIL!

.

Definetly easements. Not only the government but for the neighbors around you or behind you. I'd also check out the what is zoning is around you for a couple of miles.

[paintlady]

My sister and her hubby were also in the Air Force and bought land in Nevada to build their dream home upon his retirement. Well, 20 years later and their once vacant, very rural land now sits smack dab in the middle of a suburb! Of course it has increased a lot in value but it is no longer the secluded piece of property that they once had. Due to health issues my sister can no longer consider living there but they are hanging on to it for the time being. In 12 years the neighborhood could change drastically in the area you may choose- just something to consider.

[EasyDay]

Golden, there is some good reading about this very thing in this month's Countryside magazine.

If you don't already read it, I find it's a motivating magazine with interesting articles written by those who are doing it.

[Hoop]

The first question regarding any parcel of land should be access. Try to locate land directly bordering a publicly maintained (hopefully blacktop) highway. Shared roads where maintenance issues are sketchy should be completely avoided unless the land is free or very very cheap. Shared roads are generally means of bringing conflict into your life. Locating where electricity is available should be a given.
Also know if there are any easements that run through the property.
Zoning is a huge issue for many. Know where you stand. If you plan on building a decent house and want your housing investment to be secure, you'll likely want to locate in a zoned area. If you abhor anyone telling you what you can do on your land, you'll want to locate in a non-zoned area. Be forewarned that a hog rendering works, trailer park, dog kennel, etc may decide to locate directly next to your property should you go with the "no zoning" area. At least know where you stand on the double edged sword of zoning.

Walk the property, hopefully during the rainy season, to determine drainage. Most people don't enjoy owning property that is under water for weeks/month at a time. Also do a soil evaluation test (aka perc test) at a location you deem appropriate for building a house.

Call a local well driller and get a ballpark estimate on what it might cost to get a professional to install a water delivery system.
Do the same with a plumber to determine septic installation costs.
If there is a road into the property, hopefully to a potential building site, this a terrific plus. If not, get estimates on how much constuction of a suitable road will run you.

[Fae]

Welcome, Golden. I live in Alabama(lower) and I think along with all the excellent advice you have gotten from the others, I would say drainage problems. Don't ask why I advise this. There is a lot of clay soil where I live that has a good layer of top soil but it does not drain well. I know codes can be a pain but my house, originally my grandparents, would not have been built where it is if there had been codes.

[fantasymaker]

The first question to ask is of yourself.
Can I own this land?
From what you have told us the answer is NO.
If you honestly cant go see the land BEFORE you buy it will you have the time avaiable to MANAGE it?
READ all the threads in this forum about ADVERSE POSSESION, and TRESSPASSING and it should be clear that trying to own property with just weekends to be on it is pretty hard. What you seem to propose,buying land that you are not familer with then letting it sit till you retire is a recipe for disaster.
Almost everything that people here are telling you to ask BEFORE buying can become moot in 12 years.
You wanna raise chickins? You check its ok now but 12 years from now you could find out thesubdivision down the road got a law passedwhile you were gone prhibitibg Fowel within a mile of them.
Your air and water which was great when you checked on it could easily be poluted by the 50,000 hogs which went in on the farm next to you.
The road out front could change from a quiet lane to a highway or the paved road could be bypassed and now be without maintenance.
Besides whats the point of having that land you cant use?
By land near where you are based, land that you can obsevere over the course of a year.(rent near where your interested) and develop.
IF you move a few times ........GREAT! you get to start over and learn new ways of doing things,By the time you retire you will have a wealth of knowlage and new ideas.

[golden]

Hello again, everyone. I know it seems to some of you that I'm jumping the gun a bit so let me explain my reasoning - though it may be flawed. I wasn't planning to completely let the place go stagnant. I figured we could make a trip out there at least once a year to do some maintenance, get some fruit and nut trees and bushes going, put in the well and septic, get the power run, have it bush-hogged/cleared if needed, etc. Then a year or two before retiring, have the house and barn built. If we buy land now, we could probably have it completely paid off within the next twelve years. If we wait, we'll have made no progress towards our goals. I have lots of family in AL that could check on the property if needed - and some of them would be willing to do some minor maintenance for us in exchange for free fruit. The zoning thing has got me though. Does the local government not have to notify land owners if they're planning to change the zoning laws? Thank you everyone for your input! It really is appreciated. You have given me much to think about.

PS. Fantasymaker, I have considered what you have suggested, buying a new place when it's time to move. The only issue I have with this is you can't be sure that you will break even when selling a place. I know several people that are going to be 10's of thousands of dollars in the hole when they PCS because the housing market has fallen so drastically. It's just not a chance I can justify taking. If I could find someone renting a small farm though, I'd do it in a heartbeat.

[Kmac15]

I think I will chime in here.
We did what you are thinking about, and it worked out very well.
A family friend was selling 15 acres when DH was in the Navy and we bought it,
We paid on it for years, even camped in it a couple times. Our plan was to sell it when he retired and use the money to buy a place wherever we decided to live.
He got out and went looking for a job, the best offer he got was about an hour from our property.

So we are living on our little piece of land that we paid 30% of the price it was going for when we finally moved onto it. Not a bad deal.

I would never have bought it, had we not seen and walked it.