How To Find Land To Buy For A Homestead

Once you are ready to find land to buy for a homestead it becomes an exciting start to a lifelong journey into self-sufficiency and living a sustainable lifestyle. If you are ready to get off that hamster wheel, ditching that 9-5, exiting the Matrix, or just want some room to breathe, finding land is the very first step. This is arguably the most important part of the process and careful consideration should paid to defining your goals, and following through with due diligence to pick the perfect piece of land.

Rows of green plants and trees growing on fertile soil of field in farm how to buy land

Define Your Homesteading Goals Before You Find Land To Buy

Before you start searching, it’s important to clarify what you want from your homestead. You can homestead on a half acre but your neighbors will be on top of you. Do you hate utility payments or are you okay being connected to the grid? Do you want a long growing season to keep you busy, or maybe a short growing season with lots of cozy time off in the winter? Are you okay with “heading to town” once a week or maybe longer? All of these questions factor into what you will ultimately choose, and narrowing down your focus before you find land to buy can save you time and money in the end.

Important things to consider

Size of Land: How much space do you need for your garden, livestock, on-ground solar panels, well, septic drainage field, and outbuildings? Small homesteads can be accomplished on only a few acres, while larger operations need much more land. My take is that you should plan to buy as much land as you can afford and manage yourself. Consider mowing as an example. Mowing open acres is different that wooded acres, and that’s different that landscaped acres. You easily get yourself into a situation where you are mowing several days a week, or need expensive equipment (tractor).
Topography: Do you want mountain views from a higher elevation or a huge level garden to provide food for your homestead? Topography is a really important consideration.
Self-Sufficiency: How far do you want to take this? Do you want to grow a garden that will sustain you 100% all year? Plan on at least a half acre for the garden. Do you want to cut your own firewood every year, you will need woods to manage on the property. Do your animals require a large barn, run-in sheds, coops, or pens?
Off-Grid or On-Grid: Are you planning to be fully off-grid with solar and water systems, or do you want access to utilities? Public utilities are located closer to towns but property taxes cost more closer to towns. That means if you want on-grid services it will cost you more in general. Off-grid utilities are possible almost everywhere (water is the most important consideration) and properties that are more rural will cost less in general.
Climate Preferences: Do you prefer warm or cold climates? While a tract of land may be cheap in rural Arizona, you may not be able to meet your food and water goals there. The region’s weather impacts growing seasons, water needs, and overall sustainability.
Proximity to Communities: How close do you want to be to neighbors, schools, hospitals, or towns? Do you want to head to town weekly, monthly, or quarterly. Often times, families with kids in public schools have sports, and extra-curricular activities that take them away from home daily. Rural areas are often more affordable but may require long drives for schools, kids activities, medical care, and supplies.

ways to connect to nature and how to find land to buy

Research Ideal Locations For Your Homestead

The ideal location in your journey to find land to buy, has plenty of water (whether through rainfall or underground aquifer), a large level area for growing a garden, low agricultural regulations (proper zoning), and a temperate climate. Starting your process by really digging into your goals will help you find what you want faster.

Land Prices: For most people their main consideration is going to be affordability. Research regions where land is affordable but still meets your needs. Generally, land prices tend to be lower in rural areas, but that might come with reduced access to amenities. According to the USDA National Agricultural Statistics Service, the cheapest farm land is available in New Mexico at $700/acre. And while 40 acres might cost you only $28,000, the average yearly rainfall in the lower elevations is 8-10 inches. This is not likely to sustain your personal water usage, livestock water usage, and garden water usage. See the map below to get an idea of where you can afford to buy.

How To Find land to buy a homestead map of cheap land

match land prices to the length of the growing season

Length Of The Growing Season: Think about what you would like to accomplish here. If you want to garden year round outdoors, you will need to be in a frost-free zone (11-13). If you’re hoping to have two harvests and a cozy winter by the fire you will be looking to find land to buy in warmer temperate zone (7-10). Finding land to buy in zones 4-6, you can expect one harvest and you will need a greenhouse for the rest of the year. If you are headed to that homestead dream land in Northern Alaska, you will want a large greenhouse attached to your home. Here is a run-down by USDA Hardiness Zone.
USDA Hardiness Zones 11,12, and 13 have a frost free growing season year-round. These states/regions are: Southern Florida, Southern California, Puerto Rico, Hawaii, the Gulf Coast, and parts of the Virgin Islands.
USDA Hardiness Zones Zones 4-6 can accomplish one harvest. These states/regions are: Montana, North Dakota, New England, the Midwest, Northern Great Plains, and the Northern Mid-Atlantic.
USDA Hardiness Zones 7-10 can generally accomplish two harvests. These states/regions are: Southwest, Pacific Northwest, Texas, Georgia, South Carolina, the Southeastern U.S., and Southern California.

Climate and Weather: Choose a state or region with a climate that supports the crops or livestock you plan to raise. Northern Alaska sounds very cozy but has less than 30 frost-free days necessitating an indoor gardening space like a greenhouse.
Temperate climates in the US are: the Pacific Northwest, Coastal California, Coast of New England, Mid-Atlantic States, lower Appalachian Mountains, the Inland Valleys of Northern California.
Also, consider whether the area is prone to natural disasters like floods, wildfires, or droughts.

usda plant hardiness map how to find land to buy for a homestead

Use Online Resources to Find Land To Buy For A Homestead

Searching for land is my number one favorite weekend morning activity. Do I have hundreds of properties, all over the U.S. saved in my online accounts? Why yes…I do. Consistent searching is the best way to familiarize yourself with the area you want to buy in, allowing you to recognize deals easily.

LandWatch (www.landwatch.com): This site offers listings for rural properties and undeveloped land across the U.S., with filters to narrow down by size, price, and location.
Zillow (www.zillow.com): Zillow allows you to search for vacant land in addition to homes. It’s a good tool for finding properties that are close to developed areas.
Land and Farm (www.landandfarm.com): This site specializes in agricultural and rural land listings, making it ideal for those looking for large plots of land for homesteading.
Craigslist: In some rural areas, local Craigslist pages can be a resource for finding cheaper, owner-listed land.
Local Real Estate Agents: Contacting a real estate agent who specializes in rural or agricultural properties can be helpful for navigating the local market and understanding land use laws.
Local Tax Maps: Is there a piece of land you really want to buy but is not for sale? Look up the owners address and send them a letter. My neighbor did this and…now she’s my neighbor! You never know who is on the fence, wanting to sell, but putting it off.

Red Barn and silo find land to buy for a homestead

Once You Find Land To Buy In Your Ideal Area Consider Land Features and Resources

Water Sources: Look for land with natural water sources, such as ponds, streams, or wells. Water access is essential for both gardening and livestock. If you can’t find a water source, ask the neighbors how they get water. They may have the perfect drilled well, or they may only be able to use a rain catchment system. They may have water trucked in monthly. You have to decide what you are willing to accept.
Soil Quality: Test the soil or ask for information about its quality. Fertile soil is essential for growing crops and sustaining a productive homestead. Soil tests are also performed for determining what kind of septic system will be adequate for the property.
Topography: Evaluate the layout of the land, including hills, valleys, and flat areas. This will impact where you build and where you can plant crops or graze animals.
Access to Utilities: If you’re not planning to live off-grid, check for access to electricity, water, and internet service. If off-grid, verify the viability of solar, wind, or hydro power, and check local water laws if you plan to drill a well.
Road Access: Ensure the land has easy access to roads or highways, especially during bad weather. Some remote properties can be hard to reach in winter or rainy seasons. In many states it is illegal to sell “landlocked” land, where there is no stand alone access to the property.

Brown Wooden Cottage at the Field during Day how to find land to buy for a homestead

Financing and Budgeting The Land You Want To Buy

Purchasing land is different than buying a house. Oftentimes, the parameters are strict. If you are financing the land you will need to have good credit and a 20% down payment. Banks do not like to finance land without structures attached because there is no collateral and land is hard to sell if they have to foreclose on it.

Cash Purchase: Paying cash is straightforward and eliminates the need for financing. It’s ideal if you’re purchasing a smaller plot of land. If you can, this is the best option for you to live free from debt.
Land Loan: Some banks and credit unions offer land loans specifically for undeveloped land, but these typically require higher down payments and have shorter terms.
Owner Financing: Some sellers offer owner financing, which allows you to make payments directly to them without going through a traditional lender.
USDA Loans: The U.S. Department of Agriculture (USDA) offers loans to rural buyers, including those looking to buy land for farming or homesteading. There are income limits on these loans (a little more than $100,000 for a family of 4). Local lenders are able to do these loans, and almost always have the best rates.

Narrow path with fallen leaves going through green trees and bushes at daytime how to find land to buy for a homestead

Make Sure To Visit Potential Homestead Properties In Person

Before making a final decision, visit each property to get a feel for the land. It might look great in the listing photos but actually be next to a meth lab. It’s hard to get a feel for soggy land (poor drainage/swamp) just by looking at the photos or maps. Get a feel for the homes around you, walk the land so that you know it’s negatives. A good agent will be happy to spend the time to make sure you get what you want.

Walk the Land: Explore every part of the property to check its condition. Look for signs of flooding, erosion, or other land issues.
Check Boundaries: Make sure you understand the exact boundaries of the property. Surveying the land may be necessary to confirm its dimensions and avoid future disputes.
Meet Neighbors: If possible, meet neighbors to learn more about the area. Neighbors can provide insight into the local community.

A green grassy field with trees in the background finding land to buy for a homestead

Legal Considerations When You Find Land To Buy For A Homestead

Zoning Laws: When you are trying to find land to buy, ensure the land is zoned for agricultural or residential use, depending on your plans. You may need to change the zoning to allow for specific activities like farming or building a home. Many times there are different levels of Agricultural Zoning. A1 might allow for keeping pigs but needs permission of all bordering properties, while A2 will only allow for the keeping of horses. It is important to check your zoning regulations exhaustively to make sure that you get what you want out of your purchase.
Easements and Access Rights: Check for any easements that may grant others rights to use a portion of the land or restrict how you can use it.
Mineral and Water Rights: Ensure that the land includes rights to minerals and water, especially if you plan to use these resources.
Covenants and Restrictions: This is really important when you are trying to find land to buy. Sellers are generally required to disclose if there have been Covenants and Restrictions placed on a property. You need to check with your agent to BE SURE whether the seller discloses it or not. You could end up with Agricultural Zoning but not be able to keep livestock because of these rules placed on the property. This would be most likely to happen in a neighborhood of large estate sized lots.