Tips on buying a country home
When the Young family was searching for rural property in upstate New York, they settled on a place that was decidedly different from what they wanted. It was the lucky break of a lifetime.
If we got what we thought we wanted -- 50 acres and not a neighbor in sight -- we would have been sunk," says Cristina Young, a public relations executive. "We hit a hard winter. Without a friendly network of people who plowed our road, we would have been off-limits for six months straight." She credits a savvy real estate agent with finding them the right property.
than houses in town.
Check water and septic
The Youngs' experience illustrates two vital truths when it comes to buying rural property:
Country issues are different from those in town.
The ramifications of mistakes can be expensive.
For example, unlike a suburban home, water and sewer systems are not a given in the country.
"It is important to have septic systems and wells thoroughly inspected," says Bill Cain, a real estate agent from Plymouth, Wisconsin. "A lot of lenders won't consider properties where the well doesn't conform to certain standards.
It's equally critical to pay close attention to insects, termites, and other pests that can wreak havoc on rural buildings.
"Things such as hornets' nests, insects, and damage from termites rarely occur in city property because they're often built with masonry. In the country, there's a great deal more wood," notes Bill Ralph, vice president of Previews, a real estate company in Topsfield, Massachusetts.
Use local inspectors, lenders
These and other considerations show the importance of obtaining a thorough inspection of any rural property. A good strategy is to make any offer contingent upon the outcome of an inspection.
Don't assume an inspector who deals with city condos and suburban homes is equally well versed about a 40-acre property with a freestanding barn. Work with an inspector who has experience in rural properties to ensure that no critical element is overlooked. "It's important, especially if you're talking about a rural home that's particularly old," says Ralph.
The same holds true with financing. It can be advantageous to deal with a local lender. A bank in a rural area may be better positioned to work with appraisers and other issues specific to the area.
Review local zoning
Yes, you have more freedom in the country, but that doesn't mean you can do anything you want on your property. Zoning may prohibit some types of livestock, for example.
Access to water tables can prove critical, particularly in arid regions.
Check nearby development plans. The joy of your country home can be diminished if a bustling subdivision is built next door. A review of local zoning ordinances can give you an idea of what's planned around you.
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