Buying Country Property

Living in the country can be very satisfying. Whether you raise crops and livestock or just enjoy cleaner air, open space and solitude, this section offers some tips to help first time rural property buyers, or those new to the Rogue Valley, with their acquisition plan.

The first step, is to understand your expectations of rural living. If you have not lived in the country before, you may consider renting first before investing in a piece of land. What do you want from your land and what do you need from it?

You are likely to work with a realtor. It is best to select a real estate agent who specializes in rural properties. He or she should be familiar with land use restrictions, be aware of water problems and know where to get answers to your questions. It is in your interest that the agent be the buyers vs. sellers agent. Many rural buyers find it helpful to hire an attorney who is an expert on rural property sales, to represent them in the closing process.

Unlike city property with water and sewage connections, you will need to know that there is a reliable water source for home use and farm irrigation. If a well is already in, it should be professionally tested for purity and adequate flow. If there is no well, it may make sense to make the sale of the property contingent on successfully drilling a well. It may be less expensive to pay for a dry well, than to buy the property and find out that there is inadequate water. It is also important to fully understand the irrigation rights, if there are any, that apply to the property and the method of irrigation.

If there is a septic system, it should be professionally tested to assure that it works. If there is no septic system, percolation tests should be professionally done to assure that a new septic system will be approved for installation and will work. This should be done before you buy the property.

Power hook-ups can be expensive in the country. The ideal home site may require a costly power run. If you are on a tight budget, check it out prior to making an offer on the property. Don’t forget to include the telephone lines at the same time. Some intrepid families try the “off-the-grid” option and generate there own power. A local resource can be found at www.homepower.com.

It is important to understand the land use rules that apply to the parcel you are considering and to the properties in the vicinity. Things can change. Some properties can be sub-dividable into smaller parcels, orchards can be sprayed with pesticides and forests can be logged. Animals and farm equipment can be noisy at any hour. If a property doesn’t have a satisfactory home, you will want assurances that you will be allowed to build a new one, or remodel the old one.

Be sure to check and understand easements that pertain to the property. Utility and access easements allow others some legal use of your property. Not all rural property in Jackson County has been recently surveyed, which means fences and driveways that appear to be on a parcel of land, may not be. If this is important to you, make the sale closure subject to the completion of a survey that satisfies your understanding of the boundaries. If you find that the driveway isn’t on the property, you may want sale closure dependent on securing an easement from the legal owner. In any case, have the current owner walk the property line with you and show you the corner survey markers. Successful country living usually requires cooperation between neighbors. It is a good idea to meet some of them and get their take on the neighborhood.

It would be a good idea to look at the equipment the current owner uses to maintain the property. If their use is similar to what yours will be, you will get an idea of what you will need. Sometimes a seller is willing to include some equipment in the negotiated property sale price.