How to buy property for homesteading

Key takeaways

• Water access is the most important factor when evaluating homestead land. A good residential well should produce at least three gallons per minute over a four-hour period, according to FHA.com, an online publisher of news and information on mortgage products.
• Zoning, soil quality and legal road access can determine whether a rural property is usable for homesteading before you ever break ground.
• You do not need a large parcel to start homesteading, but matching acreage to your goals is important. A family growing vegetables and keeping chickens can work with a small lot, while raising cattle requires roughly two acres of forage per animal, according to the NC Cooperative Extension.

Homesteading is a lifestyle focused on self-sufficiency. For some people, that means growing a few herbs on an apartment balcony, cooking from scratch, preserving food or making household products by hand.
For others, it means buying rural land, raising livestock and producing most of what their household needs. There is no single definition, and homesteading does not require a garden or animals to get started. As long as you are working toward greater independence from outside systems, you are practicing some form of homesteading.

This guide is for people who want to rely heavily on land to sustain themselves and are looking to buy property where they can grow food, raise animals, generate energy or build toward a high degree of self-sufficiency. The difference between a piece of land that supports that kind of homesteading and one that does not often comes down to several factors: water access, soil quality, zoning restrictions and whether the land can legally support livestock.

“Homesteading requires creativity, resilience and a sense of humor — especially when your entire herd of very fast miniature donkeys escapes and reminds you that even the best-laid plans can fail spectacularly,” said Nikki Davis, a homesteader and an agent at FC Tucker Emge in Evansville, Indiana. “But that is also part of what makes the lifestyle so rewarding. You learn, you adjust, you improve, and little by little, you create a property and a way of life that are uniquely your own.”

Here’s how to find the property that works for homesteading.

When you buy a house in a subdivision, the infrastructure is already in place. Municipal water, sewer, electricity, paved roads and internet are connected or readily available. Zoning permits residential use, and the home is appraised based on comparable sales nearby.

Homestead land operates differently. Many rural parcels do not have sewers. More than 20% of U.S. households use septic systems, according to the U.S. Environmental Protection Agency. You may need to evaluate the water table, test soil for septic suitability, confirm that you can legally raise animals and verify that a road gives you year-round access to the property.

The answer depends on what you plan to do. A family that wants to grow vegetables, keep chickens and supplement their grocery budget can work with a smaller parcel. A family that wants to raise cattle, grow grain and aim for a high degree of food self-sufficiency will need significantly more land.

Here is a general guide on the amount of land needed to raise various crops and livestock, according to the NC Cooperative Extension, a homesteading resource headquartered in Raleigh, North Carolina. It is a strategic partnership of North Carolina State University, North Carolina A&T State University and federal, state and local governments.

Source: NC Cooperative Extension

You do not need to start at the high end. Many homesteaders begin with three to five acres, build skills and infrastructure over several years and add acreage later.

Water affects everything on a homestead: drinking, cooking, irrigation, livestock and sanitation. Before making an offer, determine whether the property has a well, what the well's depth and output are, and whether the water has been tested for quality.

If there is an existing well, have it inspected. A good residential well should produce at least three gallons of water per minute over a four-hour period, according to FHA.com, a private online publisher of news and information about the residential housing market.

Water quality testing for bacteria, nitrates and other contaminants typically costs about $50 to $500, according to The Well Guide, an online resource for providing homeowners information on well-related issues. Drilling a new well can run between $5,500 and $25,000.

In western states especially, water rights can be separate from land ownership. Confirm in writing what water use is legally attached to the parcel before closing. Surface water from a creek or pond can supplement irrigation, but it should not be your only source.

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Pro tip: Consider getting separate water lines and meters if your homestead is hooked up to city/municipal water and sewage, said Davis. Water used for animals and for gardening is charged a different rate than water sold with water and sewage, she said.

Soil affects both your garden and your wastewater system. Loamy soil, a balanced mix of sand, silt and clay, is ideal for food production. Heavy clay floods easily and is difficult to garden without extensive amendments. Sandy soil drains too fast and holds few nutrients.

If the property does not have an existing septic system, the soil must pass a percolation test, also called a perc test, before the county will issue a septic permit. A perc test measures how quickly water drains through the soil. If the soil fails, you cannot get a permit and the land may not be buildable. Order the perc test during your due diligence period before you are committed to the purchase.

Plan for pivoting to new crops or livestock if your soil won’t sustain what you want to grow, said Davis. Also consider what is the cost of amending the soil, and if it fits in your budget.

“Our ground is high in clay, so we’ve had to learn that plants like lavender won’t work, but our new peonies thrive on the water that is held in the ground,” she said.

The local extension office has been a “huge ally” helping with ideas for using the land and for soil testing, she added.

Zoning rules vary widely by county and state. For homesteading, you want a parcel zoned agricultural or rural residential. Agricultural zoning, often designated A-1, typically allows livestock, crops, outbuildings, barns and well and septic systems.

Do not assume that a rural location automatically has agricultural zoning, said Davis. Some rural parcels carry residential zoning that restricts or prohibits livestock. Others may have deed restrictions from a previous owner that limit what you can do regardless of the county's zoning code. “Always do your research,” she said.

Pro tip: Call the county planning department with the parcel number and ask specifically what activities are permitted.

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Confirm that the property either fronts a public road or has a recorded easement that gives you legal access across neighboring land to reach a public road. The easement should be in the deed, not based on an informal understanding with a neighbor.

For homesteaders, also confirm that the access road is passable in all seasons. A dirt track that turns to mud in spring or becomes impassable after heavy rain will create problems when you need to receive feed deliveries, transport livestock or handle emergencies.

The length of your growing season, measured from the last frost in spring to the first frost in fall, determines what crops are viable and how much food you can produce in a year. A heavily wooded lot may need significant clearing before it is suitable for food production.

Check the USDA's Plant Hardiness Zone Map for the specific area where you are considering buying. Your county's cooperative extension office is another resource for local growing conditions, soil information and agricultural guidance.

“I think the number one thing to consider is whether you are prepared for failure,” Davis said. “I say that nicely but homesteading and farm steading are series of trial and error. Finding the perfect property is just the first step. Making it your own takes time, patience, flexibility and a willingness to learn from the things that simply don’t work.”

A farm stead is similar to a home stead but with the intent to sell products instead of using them for self-sufficiency.

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It depends on local zoning. Some suburban jurisdictions allow backyard chickens, beekeeping, raised-bed gardens and small-scale food production. Others prohibit some or all of these activities. Check your local zoning code and any homeowner association restrictions before investing in infrastructure. Even where chickens are allowed, many jurisdictions limit the number of birds and prohibit roosters.

Rural land values depend on location, water access, soil quality, road access and regional demand. Unlike suburban housing, rural land does not always appreciate at the same rate and can be harder to sell. The property's value as an investment depends on whether it meets the specific needs of future buyers, which is a smaller pool than for a typical suburban home. For most homesteaders, the primary value is in what the land produces and the lifestyle it supports, not in resale price.