Acreage Buyer’s Guide

Buying an acreage is different from buying a city home. Here is what to look at, in plain language, before you fall in love with a property.

Most acreages have a private well instead of town water. Ask for the well drilling report, the flow rate and a recent water quality test. A well that tests fine and flows well is a big asset. A weak well can mean hauling water or drilling a new one. I help you ask for the right records before you make an offer, not after.

Septic is the other big one. Find out the type of system, how old it is and whether it has been inspected. A full replacement can cost tens of thousands of dollars, so we look at this early and build it into the price talk when it makes sense.

Services change a lot from one road to the next. Confirm power, natural gas or propane, and what internet is actually available at the house, not just in the area. If you work from home, this one matters more than most people expect.

Find out who maintains the road, whether the driveway is yours alone or shared, and what winter looks like. Plan for snow clearing and for the drive to town, school and work.

Each county has its own rules on outbuildings, shops, secondary suites and subdividing. If you have plans for a shop, a horse shelter or a second dwelling, check before you buy. I can point you to the right county office and the right questions.

A standard home inspection is a start. On an acreage, also consider a septic inspection, a well flow and water quality test, and a look at the outbuildings, fencing and drainage on the land.

What is the water source and when was it last tested? How old is the septic and where is the field? Who plugs the road in winter? What are the taxes and utilities each month? Is anything shared, such as a well, driveway or easement? What does the county allow on this parcel?

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