How To Subdivide Land: Tips For An Astute Land Owner

To subdivide land or not subdivide is a choice many land owners face at some point if they have a large property. This article will help you navigate how to do it, how much costs are likely to be and whether you should subdivide land or not.

Perhaps you wish to split a large parcel up into the smaller parcels to divide between your children. Perhaps you decide that it is time to sell half your property, put some cash in the bank and keep the other half. Or perhaps you are a developer and subdivide land as your sole business model and make large profits when you get it right.

There are a few hoops to jump through, applications to be filed and approvals to obtain. But as these small impediments put a lot of people off going through this process, this may create opportunity for you if you wish to develop this skill set.

Let’s explore what is involved when you subdivide land.

What Does It Mean To Subdivide Land?

To subdivide land mean to break a larger parcel into smaller lots.

For example you might have a 90 acre parcel and decide to subdivide it into 2 x 45 acre parcels. Maybe you keep one and sell the other.

Or maybe you have a 10 acre parcel and decide to subdivide it into 5 x 2 acre parcels.

There are unlimited ways to go about it, depending on your goals. You must go through the process and do it legally with the approval and permission of planning and zoning. Otherwise even if you are able to record the new parcels with the recorder, you may not be granted a building permit or you may not be able to sell them at a later date.

Be prepared to do some research and get approval from the county at every step along the way. You will also need to enlist a professioal surveyor to survey the land and mark out the boundaries of the new parcels. New plat maps will need to be drawn and recorded at the County Recorder’s office.

Why Would I Want To Subdivide Land?

One of the joys and benefits of being a land owner is that it gives you many options. You may employ different strategies on the same land parcel at different stages of your life.

For example perhaps you purchased a large acreage before you had kids as an investment for your retirement. Smart move!

Perhaps when your kids were young, you used it to take them camping, and teach them how to ride horses.

Perhaps you taught them how to shoot, fish and cook over an open fire.

When the kids grew up and left home, perhaps you and your spouse decided to live on the property for a few years and grow your own produce, decrease all bills and be self sufficient.

Perhaps that was a great adventure but now in retirement you acknowledge that you no longer need all this land?

You may wish to subdivide the land to sell off half of it for a decent chunk of cash but keep your home and some of the garden.

Developers sometimes subdivide land as their business model and seek out larger parcels with the sole purpose of generating cash flow when they are split into smaller parcels and sold off as smaller lots.

Other investors subdivide for cash flow. They subdivide land then build homes, retail outlets or industrial warehouses. They then lease or rent out the property for long term cash flow plus capital appreciation of the land over time.

How To Subdivide Land

There is a strict legal process involved when you wish to subdivide land.

This will differ depending on your state, city, and planning and zoning rules.

Some counties, cities or towns post relevant and useful information how how to subdivide land in your area on their website. Check this out as a first step then go ahead and call planning and zoning and have an informal chat to glean more information about how subdivide land in your area. These steps will give you an idea of whether your land qualifies for subdivision.

Make sure you find out about everything you need to know and what will be required in order to sell the land at a later date. You will need to know the local zoning laws including setbacks, access, easements, utilities and road access.

Check if there are any restrictions or reasons why your subdivision would not be approved.

Also check the deed itself to see if there are any restrictions there.

If there is a rule or impediment in the way of your progress it is always a good idea to chat with the local planning office as sometimes these rules are historic and can be updated/modified.

Though if they are there for a reason, you may not be able to proceed any further.

Hire a licensed surveyor to draw up plans for you.

They will take accurate measurements of the parcel and the lots it will contain. They will also mark the land out with flags to show where the division of the property will be. The surveyor will also prepare legal descriptions of each lot on the parcel which will be used on all legal documents. They will prepare a plat map of the surveyed land that identifies the land boundaries, access rights-of-way, flood zones and easements.

Once your preliminary plat is approved, you will require a second review if you decide to do construction on the site. An engineering review will be required of your proposed subdivision’s construction plans. According to Bigger Pockets, this will includes a review of drainage patterns, street design, and utility construction by the jurisdiction’s engineering departments.

This step requires very detailed plans that have to be designed and drawn by a licensed engineer. Do not do this yourself but hire out to a local engineering firm.

subdivide land

Before you subdivide land, make sure you also chat with a real estate attorney to see if there may be any issues lying ahead that you had not foreseen.

Also local real estate agents can be great sources of information to ensure that the lot size you are planning is actually what local people want. Otherwise you may be stuck with a ton of lots that you cannot sell.

If this happens, you will be out of pocket and it will be expensive and time consuming to remedy.

Perhaps most people in that area are looking for 10 acre parcels, so if you were subdividing land in 1 acre lots in order to sell the parcels on, you may wish to switch and make the 4 x 10 acre parcels from your 40 acre lot.

If the real estate agent lets you know that people are only buying lots with septic already installed, you may wish to run a feasibility test of how much it will cost to install septic.

Once your plan to subdivide land is sound and you have chatted with various experts and gained clarity on the way forward, you will need to submit and application and a plan.

Then you wait. Some applications may be discussed and approved at a normal closed meeting. Other applications will require a public hearing.

You may be asked further questions, or be asked to change something in your plan.

If after submitting your application, it is denied, then do not leave it there.

Instead talk to the officials about what the problem is. Very often it is sometimes that you can address quite easily.

Go and fix the problem then appeal the decision and apply again.

Or it may be necessary to speak with your real estate attorney again and get help through the road blocks.

Check out this video explaining the process of how one property developer operates. This chap divide his lots into 2 parcels and is very experienced in subdivisions.

How Much Will It Cost To Subdivide Land?

This will vary in each state.

But as a rough guide, it could cost around $1000-$2000 to subdivide land in two.

It will cost around $5K-$10K to subdivide land into more than two lots.

The surveyor will charge between $500-$2000 in addition to that depending on the size and complexity of the parcel. If you have a very large parcel the surveyor’s fee might run into tens of thousands to subdivide land.

Some counties will insist that you do improvements before they give approval for you to subdivide land. They may want better access to roads, sewer or utilities. If these are required, they may set you back tens of thousands of dollars.

Once the land is subdivided, you will obtain new title documents for all the new parcels.

There may also be hearing fees, recording fees, review fees and tax map updating fees on top to pay for.

Sometimes, it is quite straightforward.

With vacant land parcels, depending on what you propose, often the process can be much simpler. It will depend whether your plan to subdivide land involves simply turning a large lot into smaller lots. Or whether it involves putting up buildings and adding services and improvements.

When you know how to subdivide land, you could go through the process once or twice, then rinse and repeat. The aim would be to buy land fast and profitably.  You could take advantage of owner financed land, so that you only put a small amount down and make monthly payments whilst you are getting your plans approved.

This way you can secure a lot of land in the area you want quickly. Then once approved, you can cash out the owner and move forward with your development and selling the newly formed parcels to your grateful buyers.

How Long Will It Take To Subdivide Land?

The process to subdivide land generally takes 9 months to a year.

There is the planning process, applications and hearings. It will depends how ambitious or straight forward the project is. If you have to go away and build roads and structures, it will take a lot longer.

Sure there is a lot of work involved and upfront costs but there are huge profits to be made if you do it right.  Land investors are often very creative and always looking for way to add more value. If you are considering subdividing your land, do not be put off because there are a few forms to fill in. Instead, a simple chat with planning and zoning will let you know fairly quickly whether it is likely to be straight forward or not.

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When you decide to subdivide land, there are a lot of unknowns at the beginning.  There is significant cost and risk upfront when you decide to subdivide land. It may pay off big time and is worth considering depending on your initial research and chats with local planning and zoning.

Is Rainwater Collection A Viable Alternative To Drilling A Well?

Rainwater collection is one of the most basic, obvious things to do when you are thinking about either decreasing your utility bills or being self-sufficient  and living off the grid.

Once your rainwater collection system is set up, it is largely free and some would argue, healthier than city-treated water.

And as we know, water is essential. Without it, we die pretty quickly in just 2-3 days. It is very important to secure up a safe source of water for you and your family either to supplement city water, or to supplement your well or to be totally self-sufficient on the gift that falls out of the sky.

There are people living all over the USA who live entirely on rainwater collection alone with no city water and no well. Yes, even some who live in the arid desert.

It is all about some thoughtful planning and setting up reliable systems.

What Is Rainwater Collection?

Rainwater collection or rainwater harvesting is the ability to capture and store rainwater for landscape irrigation, drinking water and non-potable indoor use. It also helps ease storm water overflow in some areas.

Harvested rainwater can be particularly useful when no other source of water supply is available, or if the available supply is inadequate or of poor quality.

Some people who start their homesteading journey will develop rainwater collection systems instead of drilling a well. Others do it to supplement a well and to conserve valuable resources.

It seems crazy to watch valuable water drift away when it rains only to then face water shortages the following month.

Check out this awesome video showing many places where rainwater collection can occur, some insights into costs and set up from someone who has lived entirely on rainwater for many years.

Truly inspiring!

Is Rainwater Collection A New Practice?

Rainwater collection has been around since humans existed! There is archeological evidence that suggests that rainwater collection was widespread as early as 4,500 B.C. in India and the Middle East.

In China, rainwater harvesting was being practiced almost 6,000 years ago.

In Texas, Mescalero Apaches used natural rainwater catchment systems nearly 10,000 years ago to collect rainwater.

Water is a precious world resource. It is so precious that some predict that in the future, wars will be fought over water instead of oil!

Rainwater Collection Makes Sense Economically

It is important to be aware of not wasting water. Most people who live in cities never give a second thought to overfilling the bath, taking too long in the shower or not fixing a leaky tap.

The first step is awareness and to start to look for areas where you can start to reduce wasteful consumption of water.

The next easiest step is to start rainwater collection.

You can start with a bucket or buy a simple tank. Then use that source to water the gardens or give to the animals.

Starting is the first step. Even if you are still connected to city water, you can start to reduce your reliance on municipal water.

Eventually, you can expand into a system of gutters, downpipes, tanks and pumps collecting water from the roof, direct from the sky or from the ground storing it and using some directly or filtering some to use for cooking or drinking water.

rainwater collection

Yes there is a set up cost to rainwater collection, of course which I will discuss that later on but imagine never having to pay a water bill again!

It may take a few years but eventually you will come out ahead by far!

The cost will vary depending on how simple or complex you make your system. It will also depend on how much water you wish to collect and whether you simply use it for gardening or decide to make it your main source of water and pump it into your plumbing system.

Rainwater is practically free- there is only the minimal cost is to collect and treat it. There will be a small maintenance cost to care for and check the rainwater collection system from time to time.

Plants thrive on rainwater irrigation. They love it as it is largely chemical free.

The zero hardness of rainwater helps prevent scales build up on appliances, thereby extending their life.

Water also tastes far better due to less chemicals in the water. There are many people who are against compulsory fluoride and chlorine in our city water for health reasons.

Rainwater Collection Makes Sense From A Self-Sufficiency View

As water is essential to life, it is common sense to control your own supply.

What if an unknown person out to do harm manages to poison the city water supply?

No problem to those who control their own water.

What if the city water has a problem in the pumps, the tanks or cuts you off for some reason?

Of course these scenarios are unlikely but it is possible.

Also it is so easy to collect your own, so why wouldn’t you?

Rely on and protect your own trusted source.

Rainwater Collection Is Environmentally Responsible

Looking after the environment is not just about using less plastic bags or recycling glass bottles but why not collect and use the free resource that falls out of the sky instead of watching it run down the drain?

It’s better than signing petitions or going on marches.

Supplementing at least some of your own water reduces overall demand on the municipal systems to clean, treat and pump water out to every home.

It is also a good idea to install low flow shower heads and low flush toilets.

Rainwater collection can reduce stormwater runoff from a property.  The elimination of runoff can reduce contamination of surface water with pesticides, sediment, metals, and fertilizers.

It also plays an important part in reducing erosion and flooding.

Reducing demand on the city water and reducing the amount of treatment and pumping required to get to your home reduces a ton of energy. Instead you use the water exactly where it was collected.

Rainwater Collection Requires Some Planning

Yes it is easy to get started. However to actually derive many of the benefits of rainwater collection, it is essential to carefully plan how to collect it, where to store it and where and how you will use it.

It is one thing to simply install a barrel under a down pipe but you will need to develop a system when you start thinking about relying on rainwater collection full time. Eventually you may wish to start pumping it into the house to supply to the dishwasher, washing machine, toilets, showers, cooking and drinking water.

Think about system and strategy. You will need tubing and downpipes systems, storage tanks and pumps.  It is possible to do much of it yourself. However there are also plenty of companies and experts who do this regularly who can help advise you.

There will be some people already doing rainwater collection in your local area. Go and see them, check out their system and discuss the pros and cons they have come across.

How Much Will Rainwater Collection Cost?

Start looking around your property and see all the points where you could collect rain water- it is not just from the roof. What about the ground, what about the stables or the outbuildings? Garage? Workshop?

A complete rainwater harvesting system for a typical single-family home will generally cost between $5,000 and $10,000.

The single largest cost in a rainwater collection system will be the storage tank.

The cost will vary depending on size and its construction material. This can range from about 50 cents per gallon for a fiberglass tank to more than $4 per gallon for a welded steel tank.

Other components such as gutters, downspouts, roof washers, pumps, and pressure tanks will add to the cost of the system.

Professionally installed systems can further increase costs. If the intended use of the system is to collect water for drinking, costs for disinfection and filtration must be added to the total cost.

If you just have a simple tank to collect rainwater for the gardens and the animals, the cost will be much less.

The capital outlay for a rainwater harvesting system is typically higher than the cost of connecting to city water (if available).

However if you buy rural land and do not have access to city water, you will need to install a well.  You can decide to set up rainwater collection systems instead of drilling a well, or set up both.

Plus factor in that if you do the whole system properly, you will never have to pay a monthly water bill again.

The cost of drilling a well is comparable to rainwater collection depending on the depth of the water table.

Some homesteads will choose to run both systems as a back up and to make sure they do not run dry.

As there are set up costs at the beginning in terms of setting up a reliable water source, septic system and plants, animals and so much more, it worthwhile to seek out owner financed land. This will allow you to secure your ideal parcel of land, start paying it  off slowly while saving some capital for the initial set up costs.

As your finances improve with never paying any more utility bills and reducing your grocery bills, you can then easily pay off the land.

Is Water From Rainwater Collection Safe To Drink?

Collected rainwater is generally safe to drink. In fact it is the only source of water for much of the world’s population.

However, it is only as clean as the surface it lands on or the storage tank it sits in.

If you live in a densely populated city, the water will become polluted as it falls through the sky.

If it lands on a dirty roof and passes through dirty pipes, it may pick up microbial and chemical contaminants and particulate matter.

It is always safer to treat and filter water for drinking purposes. Boiling it will kill any pathogens or there are plenty of home filtration systems that you can use to ensure safe drinking water.

Rainwater from a potable rainwater collection system that has been properly filtered and disinfected is some of the best tasting water available.

How Much Rainwater Can I Expect To Collect?

Of course this will depend where you live and also how extensive your systems are.

An area with average rainfall with average annual rainfall of 32 inches might be able to collect 32,000 gallons.

An area with average rainfall with average rainfall 8 inches might be able to collect 9,000 gallons.

As a general rule, you could expect to collect 0.6 gallons of rainwater per square foot of roof area.

Are There Any Limitations To Rainwater Collection?

At the moment, there are no national standards or regulations for rainwater collection systems. It is impossible to monitor and check the regulations of every county in every state. So, as always, check with your local planning and zoning in your county if there are any rules around it. Also make sure to check if any health codes apply in your area.

One limitation that people always ask about it what if it does not rain for months?

Many people who live entirely on rainwater collection have survived droughts with no difficulty, due to good planning and water management.

You will need to inspect the tanks and piping from time to time and there will be maintenance or upgrades to do now and then.

Overall rainwater collection is worth seriously considering and seeing if it can work for you in your area.

Start slow and then gradually add to it.

Controlling your own water supply is a major step forward in your peace of mind and security.

Plus the ability to harness and use efficiently what nature generously bestows upon us is such an important part of the journey and so much more fun than turning on a tap and not having a clue where your water came from.

If you are looking for land to buy, be sure to check out our current listings.

If you want to join our newsletter and hear about the new land parcels available first, let us know  and we will warmly welcome you aboard.

What Will A Septic System Cost? A Comprehensive Rural Land Owners Guide

Septic system cost is critical to know before you start your building project. In fact, it is prudent to have a good idea of the costs before you even buy land.

If you want to live off the grid, every rural parcel will require a septic system that meets with county regulations. Most counties in most states will require evidence of working water supply and septic system before issuing a building permit.

Septic systems are like miniature waste treatment plants. If you have not experienced a septic system before, they are nothing to be scared of. There are regulations to be followed to ensure public health and safety is maintained when you create your delightful homestead. A licensed contractor will help you work out your septic system cost and ensure your county rules are adhered to.

If you are based in a small country town, you may be able to connect to community water and sewer system but for the most part, it is not unusual to install your own septic system as part of the build. These days, modern septic systems work very well. 

How Does A Septic System Work?

It is important to have a basic understanding of what goes into septic system design and installation to make sense of the septic system cost.

It will help you better understand where to spend money and where you can cut back.

Several types of septic systems are used across the country, but the most common is the septic tank/absorption (leach) field system.

Everything that goes down every drain and toilet in your house will go into this pipe and into the septic tank.

The septic tank may be made of fibreglass, wood, concrete, plastic or polyethylene. Probably the majority in the USA are made from concrete but polyethylene tanks are becoming more popular. These do not crack or leak and they are easily moved around by two people.

They will save you money on your septic system cost as they require less heavy equipment and are easier to install in tricky locations. 

Waste stays in the septic tank long enough for solids to settle out as sludge and for grease and oils to float to the surface as scum. Specially designed outlets in the tank hold back sludge and scum, while allowing the relatively clear middle layer — known as effluent — to enter the drain field.

Microbes in the soil digest or remove most contaminants from the waste-water before it reaches groundwater. Sometimes the effluent is internally piped to a second compartment of the septic tank for additional settling and then flow out to the leach field.

Some septic systems use a pump to help push the effluent through a pipe to the distribution box (D-box). This D-box evenly distributes effluent to different pipes in the leach field.

The typical leach field is a series of rock filled trenches where effluent is further treated as it slowly percolates through the soil. A leach pit is a deeper, larger hole filled with rock for disposing of wastewater in a smaller footprint.

septic system cost

The solids that are heavier sink to the bottom of the septic tank. Anaerobic microbes live and feed on the biological matter. They do not require oxygen to live and they reduce the amount of solids in the tank and reduce the concentration of dissolved biological matter in the liquid.

Septic System: The Leach Field

The leach field is the most important part of a properly functioning septic system.

It is also the most expensive part of the septic system cost. It is easy to damage and expensive to replace.

Before starting your project, you will need a percolation test. Factor this into your septic system cost. The size of the leach field will depend on the results of this test. The local building code will then dictate how many square feet of leach field is required based upon the speed of percolation and the composition of the soil.

A general rule-of-thumb to use when estimating is one square foot of leach field, per gallon of effluent, per day, in normal soils that percolate relatively well.

The leach field is typically a set of pipes with small holes in the bottom that lay in a trench allowing the effluent to flow into the soil after first flowing over gravel.

The pipes are covered with additional gravel and finally topsoil.

The flow of the liquid down through the gravel and into the surrounding soil pulls air down into the soil where oxygen using microbes are to further break down the dissolved biological matter.

Further down the soil depth where no oxygen is present other microbes finish the biological treatment process.

The soil itself also acts as a filter to remove many of the other chemicals and minerals in the effluent.

If the pipes in the leach field get blocked or do not disperse the fluid, the septic tank will overflow and can back up into the home.

The most common reasons for leach field failure are:

1) Only using a single compartment septic tank

2) Absence of a particulate filter

3) Leach field is too small

4) Poor ventilation in the leach field.

Even in a warm climate, septic tanks are able to maintain healthy bacteria levels and ‘digest’ sewage more readily when warm.

Bedding a septic tank in gravel can makes the difference between having your tank pumped every three years to maybe once every five or six years.

Conventional field lines consisting of gravel top and bottom are available. Or there are newer one requiring no gravel and less field lines. Discuss with your local contractor and see what is recommended and available in your State.

Here is a great overview to improve your understanding of how septic systems work:

How To Protect And Care For Your Septic System

Factor regular inspections into your septic system cost and pump as necessary. Make sure you seek out a licensed professional. Keep good records of repairs, inspections, pumpings, permits issued and any other septic maintenance activities.

Care for your leach field

Here are some important dos and donts when it comes to looking after your leach field:

Don’t drive over your leach field because this will compact the soil and reduce its ability to accept liquid and transfer air.

In severe cases, the weight of the vehicle could crush the pipes. Don’t allow large animals over it either as they will compact the soil.

Do not dispose of household hazardous wastes, paints or cooking oils in sinks and toilets. These can kill the vital microbes in the entire septic system and in severe cases clog the leach field leading to total system failure.

Don’t put items like dental floss, flushable wipes, coffee grounds, cat litter, pesticides, cigarette butts, cotton balls or swabs, diapers, condoms, and feminine hygiene products into your septic system.

Never use bleach, drain cleaner, or harsh soaps with a septic system. Bleach and detergents kill the helpful bacteria that thrives in a healthy septic tank to optimally process toilet waste. Lack of proper septic tank bacteria will cause your leach field to fail from excessive bio-mat accumulation.

Do check the vent pipes now and them and ensure they are clear. Sometimes they can get blocked by debris or small animals which clog it and prevent free flow of air.

Use septic-system friendly toilet paper, laundry detergent and bathroom cleaners. Try baking soda and vinegar!

You want to encourage helpful good bacteria (digesting anaerobic cultures) to grow in your septic tank and organically treat the waste, not kill helpful bacteria with detergent laden graywater.

Don’t place anything on top of the leach field because it will interfere with the proper airflow into the ground. This includes not planting anything other than grass over the leach field in case roots grow down and damage it.

Of course, if you notice any problems, address them right away. Unfortunately , ignoring them will not fix them 🙂

septic system cost

It is better to address any issue early and perhaps replace a small part than have the total septic system fail, back up sewage into your house and have to install a new system and replace every contaminated item in your house.

Alternatives to a leach field do exist. These include: pressurised mound systems,  evapotranspiration, drip beds,cesspits and constructed water treatment wetlands.

Check with your local contractors what is permitted in your area.

How Often Should I Get My Septic System Pumped?

You local contractor will advise you at the time of installation but plan on having your septic tank pumped every three to five years. Regular inspections and pumping as necessary to keep your septic system in good working order. Septic pumping prevents build-up of sludge and floating scum which could cause septic system failure and expensive repairs or replacement.

Septic pumping could be required less often in warmer areas or if there is lower usage.

Check both septic tank compartments yearly and pump before enough solids accumulate in first compartment to potentially to spill over into second compartment.

How Big Should Your Septic Tank Be?

Sizing with greatly affect the septic system cost. This will be determined by the demands placed on the septic system such as:

How many bathrooms will feed into it?

How many other plumbing fixtures likes taps, sinks, showers, dishwashers, washing machines and bathtubs?

How many people live in your household or building?

Your contractor or the local permit office will advise you according to the local rules.

For example, depending on the State, a 3 bedroom house with 2 bathrooms and 25 plumbing fixtures may require a 1300 gallon tank.

A building with 14 occupants and 4 bathrooms may require a 2000 gallon tank.

If you are deciding between two sizes, always go for the slightly larger one. It will save septic system cost in the long run as you will need to get it pumped less often.

Plus installing a larger tank now will allow for more people to live there later or adding further bedrooms later on without having to rip out the smaller one and install a larger one later.

For most homes in most states a 1500 gallon drum with two compartments is often used. The septic tank will have access hatches for inspection and pumping.

What Are The First Steps I Should Take To Get My Septic System Underway?

The first step is to apply for a permit to install your septic tank and field line sewer.

The health department will guide you through the steps.

You will need a percolation test. This test will indicate the porosity of the soil and how many feet of field lines will need to be installed.

The local planning department will assess soil conditions, groundwater, or bedrock in the area where you intend to put the leach field. They will also advise on setbacks from buildings, wells, streams, and property lines.

The actual tank size required will depend on the number of bedrooms and people living at the site and the percolation test has no bearing on it. Be sure to bring in legal documents showing ownership and property dimensions.

Make sure you get an approved tank with State approved materials. As sewerage can be highly toxic (and poor sanitation is responsible for millions of deaths each year around the world- mainly in less developed nations), this is highly regulated industry to protect all citizens from shoddy workmanship and poor sanitation.

Whilst it may be possible to do a lot of the work yourself to save significant septic system cost, it is best left to a pro. It is fairly technical and a lot could go wrong. Having to start over and replace a dodgy system will cost more in the long run than getting it done properly in the first place.

How Much Approx Will A Septic System Cost?

The cost to build a septic tank system varies widely from as little as $1,500 to circa $5,000. Modern septic systems that are well looked after and regularly maintained, should easily last 20-40 years. Be sure when you consider the total septic system cost when you are doing your budget to buy land. This is not insignificant and must be done at the beginning.

This cost refers to a standard or conventional gravity system for a 3-bedroom home on a level site with good soil.

Always get a few quotes from qualified local contractors to determine the true cost for your project in your county.

Here is a septic system cost breakdown:

The septic tank itself may cost $600 to $1,000.

Gravel trenches are the most common type of septic soil absorption field used in the United States. Expect to pay $12 to $30 for 1 ton of drain gravel.

Piping carries waste from your house to your septic tank and then from your tank into the drain field. Costs will vary according to the size and design of the system. For reference, 100 feet of 4-inch perforated PVC piping costs $65 to $80.

A septic tank riser allows above-ground access to your tank and can considerably reduce the cost of maintaining your system. Septic tank risers are commonly made from polyethylene, PVC or concrete. Concrete risers are the cheapest (approximately $100), but they’re heavy and can be difficult to install. A riser made from polyethylene or PVC will typically cost $200 or more, depending on size.

The building permit itself may cost a few hundred to a few thousand dollars. But it is essential.

A soil percolation test will generally cost $100 to $400.

If you need help identifying skilled septic professionals in your area, you may want to contact the National Onsite Wastewater Recycling Association. Your local public health department or planning department may also be able to recommend some approved contractors.

Summary- Septic System Cost

In most areas of the country, septic system cost for a normal property will be $2K-$4K. It could be slightly more or slightly less depending on size, complexity of the system required, layout of the land and soil quality.

Naturally there is some upfront cost but overall it should be cheaper than installing a new bathroom with standard plumbing and normal plumbing fees.

If you have never installed a septic system before, do not be afraid. A good local contractor will guide you through it and ensure all the correct forms and plans are submitted and approved.

It makes sense for the counties to ensure everyone’s septic systems are fit for purpose and installed correctly to protect the health of local communities.

The other factor to consider when buying land is the size of the plot.

Due to the size required for the leach field, is why counties will not permit a house build on smaller parcels of land. For example if a leach field need to be ⅓ acre but the plot is only 1/2 acre, then there is no room for a house as well! Check this with your county planning department.

Some 1/2 acre or ⅓ acre plots will support a single family home if the dwelling is small enough. 

In general, parcels over ¾ acre and 1 acre should be fine. Always double check this. If you are looking at a small plot within city limits that has access to city sewer, there is no problem with smaller plots as a leach field is not required.

If you are looking for rural land, check out our current listings here.

Homesteading: How To Be Self-Sufficient And Get Started Today

Homesteading is very trendy and hip right now. It means so many things to many different people.It can range from growing a few vegetables in your apartment (I am not joking- this is called urban homesteading!) to owning and managing hundreds of acres of crops and animals.

But for most people, homesteading lies somewhere in between.It starts as an attitude.

The desire to be self sufficient.To return to a more natural way of lifeTo live a more sustainable lifeTo cut excess packaging and cut grocery billsTo cut energy billsTo teach your kids(and yourself) some useful skills

What Is Homesteading?

Wikipedia defines homesteading as: “a lifestyle of self-sufficiency. It is characterized by subsistence agriculture, home preservation of foodstuffs, and it may or may not also involve the small scale production of textiles, clothing, and craftwork for household use or sale.”

Homesteading can be an extremely rewarding lifestyle.To know that you have provided your own food for your family by depending on your skills, the weather and the land available to you is incredible. If you can slash your weekly grocery bill by 60-90% that is a big help as well.

Of course there are also many challenges along the way.And much to learn.Every day you are doing something on the homestead and there are very few days off.

But if you decide this is for you then develop a plan and move forward one step at a time.At first, homesteading can seem overwhelming. There is so much to think about and get used to and learn. But many have done it successfully before you.

You will be amazed at how far you go with your homesteading in just a couple of  years.

Check out the journey here from Guildbrook Farm- maybe you can relate. They have built a successful homestead on approx just 1 acre

What Is Urban Homesteading?

Urban homesteading is the ability to start now-wherever you are.Start today, even if you have not bought land yet.Urban homesteading is starting to homestead in as small a space as your apartment!

Its true!

You do not need to wait until you have saved up enough money to buy acres of land.Many people’s “great ideas”, hopes and dreams, never become a reality because of the number 1 flaw:

They never get started!

Do not let this happen to youInstead start where you are right now.Homesteading starts with an attitude of self -reliance.

What can you grow in the space you have available?What can you make at home?

Can you start to cut back on wasted water, air-conditioning?Can you start to can or preserve excess food?

You will be surprised at how much you can achieve with a very small space.Start learning the skills you will need for homesteading now

When you are urban homesteading, you produce a significant part of the food you consume either through plants or livestock. It is often associated with a desire to be more environmentally conscious.

It may include different aspects such as:

Trying to use alternative energy sources like solarHarvesting rainwaterRiding bicycles where possible instead of the carRaising animals. Common choices include goats, fish, worms, bees, chickens and rabbits,Growing fruit and vegetablesMaking your own clothesNearly everyone can start a herb garden without much space and at very little cost.Food preservation- canning, drying, freezing, cheese-making and fermentingComposting

urban homesteading

Of course, always check with city by-laws and your landlord (if applicable) that these types of activities are allowed where you live.

Starting now will provide excellent training to prove to yourself that you actually enjoy being self sufficient. It will also give you a glimpse into some of the difficulties that may occur when homesteading.

Make sure that you love feeding a few animals every day.

Make sure that you get joy out of seeing your first tomato grow or cooking a meal using basil that you grew from a seed.Make sure that you enjoy working reducing your energy needs and harvesting your own power.

Better to test it out and find out now.There are very few “days off” being in the garden and tending to the animals.

A gradual process is usually best and much less stressful.

Instead of selling your swanky city apartment, buy land,  and then discovering that you do not like it after all, start the process now and gradually learn the skills you will need later.

When you are ready to buy land safely and profitably, for your homestead project, don’t wait 10 years to save up for your 40 acre parcel.Why not get a small parcel, maybe 2-5 acres?

Check out the land we have available right now

This way you do not bite off more than you can chew. You get to learn how to manage a smaller homestead and hone your skills. Later if you do wish to scale up to 20 acres or 40 acres, you are more prepared.

You will be able to sell your existing homestead to a grateful young couple looking to start their homesteading journey as much of the set up for them has already been done!

With owner financing you do not have to save thousands of dollars up front.You can make a down payment, then make small monthly payments and start using the land right away.

By the time the land is paid off, you will already have a successful, thriving homestead. Plus you will have spare cash to buy your animals and crops in the beginning.You can also make homesteading into your small business by selling off excess produce in local farmers markets or roadside stalls.

Organic food and “straight from farm-to-table” food is super popular these days.People love knowing where their food came from.

Suburban dwellers with not much space may be able to keep chickens or rabbits as they do not take up too much space. Perhaps you can keep them on your balcony. Or maybe you have a small yard. These provide a great source of egg and meat.

Another useful resource that may be available in cities or suburbs is a community garden:This is a fabulous resource. Everyone in the neighborhood contributes to the garden, helps with the work and shares the produce.

It will give you a lot more space to really develop your green thumb. Plus there will also be a lot of wise gardeners there who are happy to share their knowledge and help you out with tips learned from many years on the job.

This is a brilliant homesteading “hack” and a way to learn gardening and growing fast.

As you can tell, homesteading really is a state of mind. It doesn’t matter where you live. If you desire to be independent and rely less on consumerism, this is the way forward.You can keep or discard the creature comforts along the way as you make a few changes and get your skill level up.

Homesteading On Just A Few Acres

Once you have a few acres available, you can really get going and scale up.Again, you do not need hundreds of acres to make a real go of homesteading and support a medium size family.

Usually 1 acre to 5 acres is plenty to have everything you need and a surplus of food.

With this size parcel, you will typically have chickens, rabbits, ducks, a couple of cows, a couple of horses, pigs and maybe some goats and bees. You would have a large herb garden, fruit garden, vegetable garden, orchard and maybe a greenhouse.

You may grow enough food for your animals as well.Though some smaller properties may need to buy some of this to supplement their own produce -for example buying in extra hay in the winter months.


You will be using primarily the food from your land to prepare meals. You will be learning freezing, canning, dehydrating, fermenting and preserving the rest of your produce to prepare for the lean months. Or in case you have a bad season.

You will also be learning how to to fish and hunt.

What Animals Should I Consider For Successful Homesteading?

None of these animals are “need to have’. They are simply options available and these vary enormously from homestead to homestead depending on space but also personal reference.

Dairy Cow

A dairy cow can provide butter, cream milk, yoghurt cheese.

Any surplus milk can also feed the pigs and chickens.


Cows also produce lots of manure to improve soil fertility. This is very important and saves using artificial fertilizers. With good manure and crop rotation, your crop yields should improve every year. You may need to bring the cow inside shelter during winter months.

Here is a great article on the economics of keeping a cow and the financial benefits.Of course there is also the daily benefit of those gorgeous big brown eyes befriending you every morning.


Chickens are usually the first animals purchased in homesteading.They do not require much space. There produce high quality eggs and later meat. They are easy to look after and they eat almost anything! You can even build your own chicken coop. You can move the coop around different parts of your land to improve soil fertility over your acreage with their scratching and dunging.


Just a dozen hens should give you enough eggs for a small family with a few to occasionally sell or give away in summertime.

You would have to buy a little grain for them, and in the winter some protein supplement, unless you could grow enough beans.

If you have not kept chickens before, check out our ultimate guide to raising chickens which will give you a few pointers and things to be aware of before you start.

You could try growing sunflowers, buckwheat especially for them. They love it!


Start with a few pigs. You would generally need to house them in a pigpen.You could feed them some milk from the cow, plus some of the garden produce you are growing including some specially grown fodder crops.You may have to buy in some wheat, barley or corn.

If you have a boar or borrow one, the pigs may produce 20 piglets a year. You could keep a few to fatten up for your bacon and ham needs. Then sell the rest 8-12 weeks old which would bring in some much needed cash.


Your homestead may choose to have a few goats instead of a cow or to supplement the cow. Goats also produce great milk and dairy products but not a much volume as a cow. They also produce less manure than a cow.But they are cheaper to feed and require less hay and grass.

If you have the size acreage, it is a good idea to have both.

One important part of homesteading is the meat. You will also need to think about whether you will slaughter your own animals for meat, whether you sell surplus stock to others to slaughter them.

Homesteading And Crop Rotation

How you plan out your homestead will depend on your goals as well as how much land you have available. Some homesteaders divide their land into thirds. ⅓ for house/ranch and other buildings, ⅓ grazing land for animals and ⅓ arable land for growing vegetables and crops.

Some decide to leave the grass as permanent pasture. Others decide to rotate crops (between grass, clover and herbs and crops) every four-six years, increasing the soil quality over time.


Here is an example of a homesteading of a 6 year crop rotation:

Year 1 GrassYear 2 Legumes (peas and beans)Year 3 Cabbage familyYear 4 PotatoesYear 5 Root vegetables (carrots, beets, parsnips, turnips)Year 6 Grass again

There are many variations of this used in successful homesteadingBut if you can make an effort to rotate your crops and grass every year, your soil fertility will improve and your crop yields will improve over time.

Other crops to grow:

Remember to leave some space to grow fodder crops for your animals as well. The animals will also eat any surplus crops you may have.Also grow fruit in the right season- berries, melons etc and you may consider a small orchard with fruit trees

Homesteading As A Business

For many families who begin homesteading, a business just pops up naturally.It is not unusual to start with a few goats and pigs then within a couple of years you may have 15-20! You may have excess produce, eggs, meat, milk, cream and butter.

However you may go into homesteading with a business plan in mind, and make it work from the start. You may plan to produce canned foods, fresh meat, eggs, vegetables and sell to the community or to local restaurants.

Others prefer to keep their day job- some will negotiate to work remotely or part-time, then gradually use their skills locally. This keeps some cash flow coming in while you get set up.

Perhaps you are great at carpentry, blacksmithing, marketing, writing your novel or starting a blog?

Homesteading aims to reduce your costs drastically as you become more and more self-reliant. You will notice reductions in your grocery bills, your gas bill, your energy bills and so on.

But of course there is no denying that there are some set up costs in the beginning which may take a year or so to reap the benefits. There is a lot to learn so make sure you take your time and have some contingency plans -just in case you have a bad crop season or a disease afflicts your animals one year.

If you have recently started homesteading, comment below about the greatest challenge you have found so far.

And of course, do not wait to start homesteading- Take one small step forward and start today!

As always, check in with the current land we have available to purchase- all at great prices, some are fantastic cash deals and some have generous owner finance terms available.

Any questions, get in touch

How To Buy Land Safely and Profitably

Do you know how to buy land?

Here is the low-down on how to buy land safely and profitably.

It is not as scary as you might think and who knows, you may even enjoy the process and repeat it many times as you decide to grow your small empire….

It is much less scary, and less risky than buying a home or a commercial building which many people have already done. However as always there are certainly a few things to be aware of.

Many city dwellers dream about the day that they will “one day” buy a plot of land and build their dream home. Is this you?

Perhaps you fancy living “off the grid” and doing away with utility bills forever?

Perhaps you want to grow your own food and raise a few animals and slash your grocery bill by 75%?

Perhaps you want a weekend retreat to chill out away from the chaos and traffic of city life?

This is certainly possible and many hundreds of thousands of people do it each year. But as with everything, it is important to understand the process and consider all the pros and cons before taking the leap.

Maybe you cannot find your dream home at a price you can afford. Do you give up and stay in the rental cycle forever?  Maybe you feel that you don’t know how to get started? Meanwhile others work out how to buy land, buy a delightful parcel, get their dream home designed and built and live happily ever after.

The process is not difficult once you know how to buy land. In fact the danger is once you work out how to buy land, you may get addicted to how easy it is and keep buying.

Buying land is its own skill set and there are other things to be aware of to ensure you get a parcel of land that will serve you and your family for the years to come

How To Buy Land-Check Access

When buying rural land, always check the easements on your property and neighboring properties.

If you need to cross someone else’s land to get to your property, you need to have a legally recorded easement. Also be sure to check if any of the neighbors have easements over your property. In some counties, there have been 15ft -20ft easements granted on all acreages to provide access to everyone. Be sure to check BLM land too.

Much of the land in rural settings may be considered land-locked. This means that you can only get to it by crossing someone else’s land. In some cases the property is in the middle of nowhere, no one is living there and the owners have inherited it and never use it. Many people use this land anyway as there is no one standing out the front of each property guarding the boundaries. There is nothing there to protect- it is vacant land.

If you are not looking to build, this may not be a problem at all. It may allow you to buy the land cheaply. Many owners cross each others land for the purpose of hunting on it , or camping on it for a few nights or spending a great weekend on their ATVs and dirt bikes without a problem.

However a problem may occur if you wish to build on it or start a business on it. You will need to show legal access to get a building permit from the County. You will need to show legal access if you wish to secure lending from a bank for your construction.

Sometimes it is easy to get legal access. You may be able to negotiate with your neighbour. They may want financial compensation for granting you access. It is up to you negotiate a sum that is reasonable to both sides. Make sure you work with an attorney who can ensure the access you gain is legal and recorded at the County.

However there is no guarantee. The neighbor may outright refuse to grant you an easement rendering your land useless for the purpose of building your dream home. So do not rely on this. Ensure you have all the access you require before you buy a parcel to build.

How To Buy Land-Check Utilities

Utilities are a sizeable consideration when buying rural property.

Download our free checklist on How To Buy Land Safely and Profitably

In some cases you can easily connect to the local services.

In some cases, local services are too far away and you need to provide your own telephone, water, power and septic systems. For many people this is no problem and this is the whole point of having rural property is to get off the grid and be self sufficient.

In many rural properties you need to drill a well in order to have a constant, reliable source of water. It is a good idea to contact 2-3 local well drillers to get an idea of how far down the water table is, and what the likely costs might be. Do not drill a well until you read this.

It is also a good idea to have systems in place to harness and collect any rain water that might occur at different times of the year.

If you cannot hook up to a city/town sewer (or choose not to), what will it cost to install a septic system?

Is that allowed on your size parcel?

Some counties have regulations that the parcel needs to be larger than 1 acre in order to have a septic system installed. Others may be smaller.

If you know that you will need to install a septic system, find out if a perc test has been done. This is a percolation test which assess the rate at which water drains through soil. This will be necessary to get septic installed. A call to some local septic contractors will give you a good idea- especially if there are other homes being built in the area.

Financing For Buying Land

So you have borrowed from the bank to finance your first home?

Surely they will lend to you again?


how to buy land

Very often banks do not lend for purchases of vacant land.

In rural settings, the cost of the land is often too low for them to bother.

Most people who buy land simply pay cash.

Or sometimes sellers will sell on owner finance deals where the buyer can own the land but pay it off gradually over time.

At Vacant Land USA we have had property available from $1,000- $50,000. In most cases, we can offer owner financed land deals.

Banks rarely want to get involved in lending at anything less than $50,000 and they tend to shy away from vacant land as a rule.

However banks may consider financing the cost of the building a home.

They may also consider financing the cost of a business. So if you are looking at buying a “going concern” like a ranch or farm, and have good financial statements and a good track record, the bank may be happy to consider this.

How To Buy Land Using Excellent Due Diligence

The success of every venture ultimately relies heavily on good due diligence. This applies whether you are buying a home, entering into a business partnership or entering a marriage(!)

There are the things you will need to check:

Soil contamination: Generally applicable in land with previous commercial zoning IF it has been used for something else before eg a paint factory or a gas station, it may be contaminated. Generally if it is residential land and has always been residential land (never commercial or industrial zoning), this will not be a concern.

Zoning: Check with the local authorities (city, county, and state) to determine zoning regulations in your area. Check the regulations allow you to do what you want to do with the land.

What can you build there?

Some counties will not let you build on anything smaller than 1 acre.

Others do not permit construction on anything less than 20 acres.

What size must the parcel be to allow septic system to be installed?

What about animals- are they permitted?

What if you decide to grow a few berries, can you sell them from your land?

Make a quick call to planning and zoning to run your initial plans by them and make sure in principal, that there are no immediate concerns.

If you are planning to make some money by getting the parcel re-zoned, again check with the county on the likelihood of this. Do not assume you will get a quick turn around. Some people do this as a long term play. They know that the county may have a 5 year plan to bring small business to the area, build schools and hospitals and will allow a change in zoning. You may be able to make an easy profit by buying land cheap ahead of the curve, waiting a few years, having it re-zoned later then selling at a profit.

However if a county does not wish to re-zone, they are unlikely to be bullied into changing the zoning. So do not assume that you can easily change the zoning.

For many people this is a profitable strategy, however make sure you know the background of what is happening in your area, what the demographic trend is and what the counties plans are. Zoning forms part of an overall strategy and Counties do not change it will-nilly to suit an individual investor.

Natural Hazards: Be aware of natural hazards in the area. Check for the likelihood of fire? flood? earthquake?

Surveys: If you are looking to build, you should get a survey. If you are getting lending to build, the bank will insist on it. Make sure you know exactly where the boundaries are and how far away you can place your structure as there may be set backs required.

Ownership: Before you buy, it is essential to know who the owner is and make sure you are buying from the owner. You can call the county to check ownership, or request the owner show you a copy of the deed or county records with their ownership.

Taxes: Make sure you know what the annual property taxes will be. Luckily vacant land taxes are usually very cheap. However sometimes they can be more expensive depending on where you are buying. One parcel of land we have currently is just $11 a year in property taxes! Another one is $300 a year.

The other item to check is to find out if there are any back taxes or liens on the property.

Back taxes and liens stay with the property. This is an important step in how to buy land successfully. Back taxes and liens do not move with the old owner when you buy a parcel. So if you buy a property with liens of $1000 and back taxes of $600 unpaid by the previous owner, guess who is now responsible to pay these? That’s right! You. If you do not pay these, you risk losing the property. The county has a right to take it back if taxes are not paid.

A quick 5 minute phone call to the County treasurer will be able to confirm that status of taxes and give you peace of mind.

Using Tech To Help You Buy Land  

If you live in an area you are looking to buy land, of course nothing beats going to view the land in person.

However many people buy land in a different state or from out of town.

These days we have so many incredible tech tools at our finger tips that enable us to actually view the property and do a lot of the due diligence without actually being there.

The first place to start is to do a quick and easy search on google maps and google earth.

Just these two tools alone will save you hours of time driving to a property that you can clearly see from the computer may not be suitable for you. Spend a little time zooming in and out, checking out the neighborhood, the street layout, where the local shops are and the gas station. If you are a farmer, you can get a good idea of the other farms in the area, if you are a hunter, you can see clearly if this is the sort of terrain that might suit your purpose.

Check out the terrain – is it flat, mountainous, is there a stream on the property, nearby lakes? How many trees, shelters, hillsides. It depends what you need. Perhaps you want level terrain with very few trees to build your dream home.

Perhaps you love mountainous terrain with lots of trees and shrubs as it attract animals and is good land for hunting. Maybe you just want a few trees and a bubbling brook to go camping….

This will allow you to determine straight away whether this parcel is worth a visit.

The owner will always give you the coordinates of the parcel, plug them in to one of these tools and away you go. For some people, this information and visual data is enough to buy the land. Perhaps you only need something simple- a flat piece of land within a certain radius of a decent size town. If you can clearly see all this from Google, and have done all the other due diligence, there may be no need to do anything further.

For others, depending on your requirements, it may be necessary to do further research.

Another option is to pay someone local to go and check it out for you.

You can put an advert on Craigslist to find someone local to go check it out and take a few pictures with their cell phone. You can give them your requirements and specific things to check out for you about the property.

Or you can call up a local realtor in the area who might be going by the property every day and have some useful information for you.

Check if there is any risk of flooding. Here is a quick and easy tool to give you a quick overview. Enter your address or town you are interested in and assess the risk. If you only wish to visit your land in the summer months to go camping- there may not be any reason to raise the alarm.

If you wish to plant crops, raise livestock or build a home, it is important that you not start this project on a flood plain. It would also affect your ability to get insurance. So always do a quick check here before you buy.

Is Buying Land Scary?

It is possible that doing anything for the first time might be a little scary.

However, it is less scary than buying your first home. There is usually far less at stake and far less that can go wrong!

Think about it- Buying your first home costs more money than you have ever seen in your life. You are signing up to a financial commitment for 20-30 years.

However when you know how to buy land, you might be only spending $5K, $10K or $25K. (Unless you are a big player buying a ranch and a large acreage!). You may be paying cash for the land purchase or doing a owner finance deal with the owner over 3-5 years at $200 a month.  This is already less scary.

Also there is far less that can go wrong- with a house, there is so much unknown- like the plumbing, the electrics, the roof and so many other things that you have to check for. However when you buy vacant land, usually there is just grass, dirt and a few trees. Depending on why you are buying land, there are very few checks that you need to do.

Land prices tend to be stable. So if you buy land today, it is very unlikely that the prices will dramatically plummet like the 2008 housing crisis. If anything land is a good store of value and prices tend to rise slowly over time as there is less land available and the population grows.

You can protect yourself in two ways

  1. Download our free checklist on How To Buy Land Safely and Profitably

  2. Start small. There is nothing wrong with starting small to get your feet wet and go through the process once or twice.

You could start by purchasing a parcel of 5 acres or less. You are not risking much and it will allow you to go through the process. When you are ready you can step it up and get what you really want- 20 acres? 40 acres? When you are confident in how to buy land, you can choose to keep the 5 acre as a solid investment for the long term or simply sell it and use that as a down payment on the next one.

How To Buy Land-Use An Expert

At Vacant Land USA, we do this all day every day. Remember we are NOT a realtor. This means we do NOT sell other people’s property. We put our own money on the line and we own everything that we sell. This acts as another level of protection and safety for you.

We do our own due diligence on every parcel.

You can be sure that when we consider how to buy land that we are not going to buy a parcel with $5000 in liens and $1500 back taxes on it.

You can be sure that we are not going to buy a piece of vacant land next to a rubbish dump.

You can be sure that we have checked out who the previous owner is and that they have the legal right to sell the property.

We are in the business of buying awesome parcels of land, not lemons!

Of course you always need to do your own due diligence and make sure each parcel suits your individual purposes. What may be one person’s nightmare is another person’s dream come true.

Remember to download our checklist we have prepared for you. This is what we follow on every parcel before we buy and will be a great start for you. Feel free to add to it as you go to suit your purpose.

If you want to check out what we currently have available, go to our Current Listings page and have a browse.

Get in touch if you have any questions. If you need any help on how to buy land, we will be delighted to assist.

We look forward to helping you

Why You Should Snap Up Land For Sale In Oregon

Land for sale in Oregon is hot right now.

People who live there already know this, of course. But did you know Oregon has made it on the top States to buy land in the USA?

Some people buy land to start a homestead for their family and become self sufficient

Some people buy land in Oregon for farming and growing a business

Some people check out land for sale in Oregon to gain some independence and get away from the whims of the rental market

Some people buy Oregon land to build the home they have always dreamed of.

Some people simply buy undeveloped land in Oregon as an investment to “own” something to give them options later on. Perhaps at retirement they can either downsize and move there, or sell it for a profit down the track.

Whatever your reason for looking for vacant land for sale in Oregon, it is a good reason to start now as prices tend to continue their upward march over time.

According to an article published in USA today, a good reason to buy land in Oregon is that it is the  6th fastest growing state in the USA, with many people moving there for economic opportunity.

Oregon is growing in population From 2010-2015 it grew 5.2% according the Census Bureau. In 2016 population 4.09 million.

So What’s All The Fuss About Oregon Land?

Here are the 8 top reasons to consider why Oregon might be your next destination of choice to buy some land. You don’t even have to live there to buy land in Oregon. Simply stake your claim before it’s too late.

1) Cool hipster cities

Oregon has lots of amazing cities and towns. Portland is well known for having a cool hipster culture. With that, of course, comes a high cost of living -like all cool hipster cities.

There are plenty of amazing work opportunities with big corporate leading edge companies like Intel and Nike. But there is also a great vibrant start-up culture which encourages risk taking and innovation.

House prices can be tricky though. As more people move to Oregon, rents continue to rise. People who rent here may find it hard to save enough money to buy a house. House prices have also soared in recent years. Many of our clients, look for land for sale in Oregon– so they have something that they own now that will continue grow in value over time.

Some create a weekend log cabin that they can disappear to on the weekends to de-stress and chill out in nature. Others keep it as a project and learn how to live off the grid, grow some food and live a simple life for a few weeks a year. This can be extremely satisfying and more rewarding than always spending your vacation time in over priced hotels.

Others simply keep it as an investment for now and keep their options open for later.

But it’s not just Portland which attracts newcomers! Oregon is full of lesser known gems like Eugene, Salem and many of the coastal towns which very cool as well and lovely places to visit.

2) Oregon is leading the charge on renewable energy

If you buy some cheap land for sale in Oregon, it is likely to be an off grid property. You will either need a generator or solar panels. Oregon government as been very supportive re solar energy. Oregon consistently ranks among the most environmentally friendly states in the USA. This is fantastic news for anyone considering buying land in Oregon to set up a homestead or an off-grid lifestyle.

3) Fit outdoors culture

Oregon has relatively mild winters which encourages biking, hiking, camping and getting outside in nature.

buy land for sale in oregon

There are plenty of gorgeous parks, forests and trails to head off road on your mountain bikes.

Also many of the cities encourage bike commuting with an extensive array of bike paths.

4) Buy Land For Sale In Oregon and Grow Your Own Food

Oregon has an extensive amount of farmland. You can either elect to buy amazing organic produce at local farmers markets and roadside stands to support the local people.

Or buy some Oregon land and start growing yourself.  Why not create a little homestead and start to learn to be self sufficient?

buy land in oregon

Farming takes some know-how, for sure, and there is a lot to learn about soil, weather patterns and how to care for the plants however, half the fun is the learning process and it is amazing how anything you grow yourself tastes so much better!

Much of the land for sale in Oregon is zoned residential or agricultural which allow growing and farming and a single family dwelling.

Start small and try your hand at berries, potatoes, green peas, apples and cherries.

5) Incredible Natural Beauty In The State And National Parks

One reason to consider buying land in Oregon is the proximity to stunning natural beauty. For outdoors folk, there is so much adventure and fun to be had. But even if you do not enjoy throwing yourself down a mountain on a bike or doing challenging hikes across mountain ranges, just getting in your car or van and going on a stunning drive through the forests simply makes your heart soar.

Crater Lake National Park is one example. It is absolutely breath-taking and a “must see”.

land for sale in oregon

Crater Lake is in Klamath county which is the 4th largest county in Oregon. It boasts an average of 300 days sunshine per year and average 38 inches snowfall.

Klamath county is packed with mountains lakes and streams and offers everything from boating to mountain biking to fly-fishing. Klamath Lake itself covers an enormous 133 square miles. You can find some awesome cheap land for sale in Southern and Eastern Oregon.

There in incredible beauty in all of the Oregon counties and lots to discover. Also do not miss the stunning coastline.

6) Oregon Loves Coffee Snobs

Anywhere that does great coffee gets a bonus point in our books. And Oregon does not disappoint.

land for sale in oregon

Oregon has a vast array of coffee on offer and most of it rates amongst the best in the country.

For coffee lovers, this alone is one reason to consider moving to Oregon.

7) No State Sales Tax

Oregon is one of the few states with no sales tax. There is of course higher income tax to contend with but no sales tax.

8) Buy Land For Sale In Oregon And Grow Your Own Wine

Oregon is fast developing a respected reputation as producing some of the finest pinot Noir in the country. Check out this article from the UK’s Independent newspaper who have already taken note.

There are currently 16 different American Viticultural Areas (AVAs) including Willamette Valley, Yamhill-Carlton and the Dundee Hills. As of 2017, there were over 770 wineries. The latest figures up to August 2018, states that in 2018 3.9 million cases of wine have been sold.

Who knows? If you have a green thumb and some knowledge of soil, climates and vines, this could be one area to consider starting a small business.

How To Buy Land For Sale in Oregon

Check out our available land for sale in Oregon here

Land is very popular right now so sometimes it goes before we even have a chance to put it on the website. If you are interested, send us an Email to get on the pre notification list. If you are looking for something specific, let us know.

Is Seller Financing Available For Oregon Land?

You bet! We offer all our Oregon land for sale on owner finance terms. So this means you do not have to waste 15 years saving for a down payment only to find prices have run away and you still can’t get a place to call your own!

Instead find some land for sale that you like, place a small down payment eg $500- $1000, then start making monthly payments. In most cases you can use the land right away (please check as some vary) and before long, you will own the parcel outright. Read more about land for sale by owner in Oregon

So consider land for sale in Oregon. Oregon is a wonderful place is a great place with a lot to offer and a depth of culture.

We love it!

Hunting Land For Sale: Important Factors To Consider

Hunting land for sale is a phrase commonly talked about by anyone who hunts. Imagine having your very own hunting grounds.

Imagine being able to go hunting whenever the season is right and you can slink off work for a few days. Continuing to rely on public lands or getting an invite to someone else’s private property to hunt gets boring after a while. Fighting for the prime spot amongst everyone else is annoying when you pay a lot of money to be there.

Buying your own hunting land will solve many of these problems. At some point, most hunters will consider buying their own hunting land- here are a few things to keep in mind.

Owning Hunting Land Gives You More Control

Owning your own hunting land allows you to manage the herds to some extent and to add extra features to your property to attract more animals that you want.

hunting land for sale

You can plant or cut trees, choose which animals you hunt or don’t hunt, plant food pots, haul in extra water or drill a well to create a pond and set your stands where you want.

Plus you can continue to benefit from the land in the off-season

  • Go camping, fishing, dirt biking with your buddies
  • Keep the family happy and bring the kids out for amazing sleeping under the stars. Teach them about nature and show them some new survival skills
  • Create a bunker –just in case
  • Build a fabulous hunting lodge or weekend retreat
  • Fly your drones and improve your dirt bike skills

What Do I Need To Consider When Choosing Hunting Land For Sale?

As with any real estate, location and budget are two important factors which must be balanced.

The best locations will be super expensive. However, it is possible to buy some affordable hunting land for sale then make gradual improvements over time. This increases your enjoyment and use of the land, plus it will increase the value of the hunting land in the future.

Here are some factors to consider when looking at hunting land for sale:

How close is the hunting land for sale to where you live most of the time?

Most people wish to be within 3 hours of their hunting location.

However if you have the time and flexibility to get away more often, perhaps you can come away for a few weeks or a few months at a time and this may not be a concern.

Will you need to build a cabin for overnight accommodation?

This may depend on how close your home is to the hunting land and what type of hunting you do. Some hunts are best at night, sometimes you are stalking an animal and it may require a late night.

You may be grateful to have a cabin on site. Some counties will allow an RV to be parked there, or some locations may have motels or accommodation in the local town.

How close are supplies to the hunting land for sale?

Supplies are important for ease of stocking up quickly. Convenience is key. How far away is the closest town?

Are there any county zoning restrictions?

This should be obvious but always ensure the county permits your plans- whether that be running hunting weekend for your friends, building a structure, drilling a well or letting your RV stay on your land. The hunting land for sale that we have in Eureka county has no zoning restrictions. We also have land in Missouri with no restrictions

You do not want any nasty surprises down the track

What are the food and water sources already available on the land?

Check out the available food sources for the animals you wish to hunt- do they eat berries, fruit, grass, agriculture? Low hanging trees, brushy shrubs, leafy vines or brush-style vegetation? Acorns from oak and nuts from hickory trees are also high in the diet of many animals. Broadleaf plants that have flowers, grass and grass-like plants. Then there are neighboring farm fields and existing or future food plots that may attract wildlife.

These are all potential food sources which will attract animals to your hunting land. If you only have some of these, are you able to plant some trees, shrubs and put out some food plots?

What about water?

Ponds, swamps, rivers and springs often attracts plentiful wildlife.

hunting land for sale nevada

If you don’t have water on the surface of your hunting land, can you create a source of water via a well to attract more animals? Some people haul water in. Both of these methods work well but remember to factor this in as a cost to your purchase price.

What layout of the land is best for you?

Hilly, flat? Rolling?

Where will you put your cabin, so deer, elk, antelope or rabbits do not get spooked when you drive in and out?

Check out what cover animals might require during the day for the hot sun.

If there are a lack of trees and bushes, you can bring some in. Get planting but be strategic about the location.

Check out signs of animals on the hunting land for sale already- droppings, tracks or you may be able to place a trail camera overnight to watch for some night time activity

What are the animal management practices of nearby owners?

Always check out the neighbors. Who are they? Is your future hunting land adjacent to BLM land?

Are the neighbors fellow hunters? They may be a wealth of information. Do not be shy about introducing yourself and asking questions to gain some local knowledge.

Sometimes the land may be held privately by people who never visit their land. This can be an advantage in itself.

Is Hunting Land For Sale A Good Investment?

Good high quality hunting land for sale is always in high demand. If it is in a popular hunting region, it will always be popular. If you can make improvements to the land to increase the animals that frequent your land, you can improve the popularity. If it is less popular, it may suit your purposes anyway, if there are enough animals to suit you and a few buddies. You can pick up the land at a cheaper price, you can make improvements to land, attract more animals, add a nice cabin and make your property more desirable.

Plus there is the fun, enjoyment and pride of owning a piece of rural America which so many people dream about. In addition, if you are able to create lasting memories with your family, or friends that is hugely valuable. Many hunters want to hold some land to pass down to their kids later on.

Then there is the possibility of leasing out your hunting land to a hunting company when you are not using it. It could generate you a nice income along the way. Hunting companies are always looking for new spots to bring their clients. Hunters are always are looking out for new territory to keep it interesting.

Also many rural properties are attractive to all sorts of people, like farmers, ranchers, preppers, off the grid types and homesteaders.

Do We Have Hunting Land For Sale?

At the moment much of our great hunting land for sale has recently been sold at the time of writing this but remember to check in from time to time to see what is available

Current Available Land For Sale

Owning your own property can be a rewarding experience and a good investment for you and your family. Do a little research and you and your family will have hunting land for sale and fantastic memories that will last a lifetime.

Build Your Kick-Ass Underground Shelter-Well In Advance

While you are looking at land to buy you may also be considering creating a decent underground shelter just in case you need it. Peace time is the only time to build one. If you wait until there is a disaster, virus, chemical attack, nuclear attack, civil unrest, it is too late.

Many of our customers are preppers, survivalists or just people who are successful and have been used to thinking 3 steps ahead.

Now, I happen to agree that preparation is the key to great success. I do think there is merit in considering some of these possibilities without disappearing deep into the world of zombies and UFOs.

It may be wise to have a plan B in case a big city gets wiped out by the “wrong finger on the button” or there is a major virus/bio-toxin released by a hostile power. These events are not beyond the realm of possibility.

Of course if something happens to the whole world, we are all doomed. But it is possible that one or two big cities may be affected by some terrible disaster and if you have somewhere to bunker down for a few months, you may ensure your survival and that of your family’s. Maybe it will be your DNA that will be used to re-populate the world 🙂

An underground shelter that is well thought out and properly stocked, greatly increases your chances of surviving through war, pestilence, bio-terrosim, nuclear war and famine.

This is not some far fetched idea. It has already happened in living memory. There are plenty of people in Europe who could tell you about living in a bomb shelter in World War 2 for weeks on end.

These looked fairly grim by all accounts. The waste management system was a simple bucket and the only food available was ghastly canned food. This was OK for very short periods only.

underground shelter

However today’s wealthy are preparing  their underground bunkers in style with lavish interiors, games rooms, swimming pools, wine cellars and great food.

Whilst there is no need to bankrupt yourself on something you may never need, if you do have a little spare cash, it is an interesting idea to ponder.

Where Should You Create Your Underground Shelter?

Some people create a very simple underground shelter in their back garden- quite basic and not dissimilar to the world war 2 bunkers. You can dig it yourself or hire a digger for a couple of weeks. There is a lot of talk about using a shipping container and inserting that underground.

There are a lot of issues with this that many people have not thought through.

Generally the walls are not strong enough to load bear or resist a blast. It will not take too long for rust and corrosion to set in.

There is no ventilation- causing everyone who “survived” the initial disaster to eventually suffocate a few days later. If you did make an air shaft, it would easily give your position away or may get covered up quickly.

There is not enough space for enough food and water beyond a few days and only a few people could fit in there. How will you dispose of waste especially human waste and avoid getting sick?

It could be a major mistake to have your emergency bunker in your home city. If your home city is where the disaster happens, you may be too close to the virus/war/nuclear fallout/riots/looting/civil unrest.

If you have any money and a decent size house, you will be a target.

If you have enough spare cash, it makes sense to buy some land far away from your home and consider installing an underground shelter- along with whatever you will use the land for in the meantime- ranch, dirt bike park, hunting or rustic log cabin.  I prefer owning land and building an underground shelter away from my main home and out of my home city, preferably in the middle of nowhere that terrorist or hostile powers are not likely to target.

What To Consider When Building An Underground Shelter

The first thing to do is check the zoning laws in your state and county. Are you allowed to build a massive hole in the ground with tunnels going off here and there? Many big cities will simply not allow this- due to the danger of disrupting foundations of existing buildings and interfering with existing pipes and cables.

You will need to ensure your own underground water supply and install a septic system. Will you have a water purifying system and have a method for collecting and treating rain water? Some counties like Eureka county, Nevada have no zoning restrictions- you can build what you want within reason. (NB always check before building anything as rules could change).

Other factors to consider: How will you generate power? Will you be able to connect to the internet- if it still exists?

Will you have surveillance cameras on the outer surface of the shelter to see what is going on outside?

How many people will the underground shelter hold?

Who will you invite? How will you get there?

How long will your prepare food and water for- A few weeks? A few months? A few years?

You will need to consider your ventilation system- you will need a source of fresh air- perhaps filtered.

What material will you build the shelter from? Concrete? Wood? Fibreglass? Waterproofing is essential.

What about heat and warmth?

How Much Will An Underground Shelter Cost?

#1 Let’s start at the top of the range. Vivos Europa One founder, Robert Vicinio has created one of the most luxurious underground bunkers that exist. The entire facility costs $1 billion and can survive through chemical attacks, thermonuclear war, tsunami, earthquakes, and other disasters.

This underground shelter is located in Germany and has grand swimming pools, gyms, theaters, restaurants, customized apartment units, and a helicopter service. There are also several sites in USA and Korea. Vicinio has prepared for everything.

It also has its own roadways, railways, tunnel chambers, top-notch security system, blast-proof doors, self-contained water system, and power generators. Each family who purchased a unit will receive a 2500 square feet apartment unit with design based on their own specifications.

It has not been revealed as yet how much it will cost to own a space here- but think millions $$$…

underground bunker

Vivos says it has modeled its shelters after cruise ships to comfortably accommodate refugees waiting out the after-effects from a nuclear explosion or giant asteroid. This bunker also includes includes small hospitals and dental clinics, as well as movie theaters and banks of personal computers

#2 Another possibility is Radius Engineering Survival Shelters

These range from $200,000-$2 million, made from fiberglass shells which will outlast steel or concrete shells. They also come with air purifiers with a UV-radiation sterilization system too.

underground shelter

Radius shelters have thought of all the essentials for underground survival: plumbing, cooking appliances, climate control, consumer electronics and communications, and of course, battery banks and diesel generators to keep everything powered.

On top of that you can customize the extras like hydroponic agriculture systems can help you grow your own fruits and vegetables, fish tanks (for ongoing food) and even farm animals (if your site is large enough). You can order a swimming pool, half-court basketball, or a putting green. Plus install offices or study areas.

Costs vary depending on the size of the underground shelter and how many “extras” you install but they start around $300,000

#3 Atlas Survival Shelters

Atlas supply various bunkers and underground shelters across the county to the military and private citizens. Here is a good look at the inside of one:

They are air tight, gas tight, waterproof and bullet resistant. They have many different sizes, purposes, materials available with different pricing ranging from $50,000 to millions $$$. And don’t forget  installation costs which typically ranges from $5,000-$20,000 depending  on size.

Underground Shelter Communities

These days, if you have the spare cash, people are not just building a simple bomb proof room, they are building bunker apartments when they could survive for years. Some companies are building self sustaining underground living communities.

They have  hydroponic growing systems, air purification filters, oxygen generating systems, and UV lights in place to purify the air. The bunkers would have their own power plants, food production and waste management systems.

Here is a sneak peak at an underground shelter community in Kansas: The Shelter Condo Project… do not worry about applying though, as at a bargain $3million, they have already sold out:

Billionaires figure if they are going to build a luxury second home, it may as well serve as a bunker- just in case- as well.

So if you are looking to buy some land for your underground shelter, it worth purchasing it away from the big cities, somewhere remote. Best if it does not require permits, forms or authorities knowing where your bunker is. Places like Eureka county, Nevada have no zoning restrictions and is unlikely to be high on the target list of terrorists.

Whilst you may not be in a position to drop $3million on an elaborate, luxurious underground shelter, at least take a few steps to set yourself up with the basics. Even an above ground simple cabin or basic home with a small room underground stored with non perishable food and some water may give you a few days reprieve from a disaster. You can add to it later as funds allow.

Of course, having an underground shelter will add to the value of your home/second home/land.  Underground shelters are in high demand and this demand will surely be increasing over the foreseeable future with global tensions on the rise across the globe. Even now, any decent bunker project appears to be sold out immediately.

One thing is for sure, this industry is booming. Worth thinking about.

If you are looking for land with no restrictions, please email us and we can let you know what we have available right now. These properties get sold very quickly for obvious reasons 

Living Off The Grid: The 6 Keys To A Blissful Existence

There are so many factors about living off the grid that are appealing to many people.

In fact, each year more people chose to be self sufficient and try living off the grid. By 2035, Accenture forecasts that 12% USA and 11% in Europe will live off the grid.

What Is So Attractive About Living Off The Grid?

There are so many reasons that people decide to try their hand at living off the grid.

Here are the 4 top reasons:

More Affordable

There are tremendous cost savings to never getting a water, electric, or gas bill again. However this needs to be off-set by the cost of setting up your own energy needs with solar panels, generator, water storage tank, drilling a well. Who wants to be reliant on any company that can raise prices at a moments notice forcing you to pay huge fees.

Don’t Trust The Government

There are some, who just do not trust the government to look us and protect us- whether that threat is bio-terrorism, poisoning the water systems or major food source of a major city, not being able to prevent a major gas leak, or the release of a life threatening virus.

Part of the reason in living off the grid involves controlling your own life, buying your own land (current listings) that you control without too many rules and regulations, setting up your own energy and water needs, your own food sources, building a bunker (just in case), not paying for unnecessary services you that you never use, gaining more privacy and getting away from major metropolis and crowds where “things” are more likely to happen.

Environmental Reasons, Back To Nature, Minimalism

Many people choose a living off the grid lifestyle to help reduce their impact on the environment and help reduce their carbon footprint. They enjoy getting back to nature and look for ways to avoid being so wasteful with our resources. Off grid living will certainly highlight this. Once you are aware that you have to make one tank of water last a whole week for all your families showers, washing up, drinking needs and watering the vegetables, you will be acutely aware of how much you wasted before.

Simplify Life, Less Stress, More Healthy

It is the dream isn’t it- to live off the land, eat organic, rise when the sun gets up and go to sleep when the sun sets. The aim is to reduce your living expenses, reduce your dependance on modern conveniences that you don’t really need, reduce your energy consumption, reduce “extras” like that double cappuccino, the 4 cars in the garage, the $900 shoe habit, the 6 surfboards, the cable TV, and so it goes on….

If you are living off the grid, let us know your main reason

To be honest, many things about this lifestyle appeal to many people.

If It Is So Good, Why Is Everyone Not Living Off The Grid?

Maybe it has appealed to you but you got scared about all the “unknowns” or all the “what-ifs”

Certainly a healthy dose of reality is needed…

There ARE some skills you will need to develop and a lot of planning

But that is part of what makes it fun.

Be prepared to go through some ups and downs but 3 years down the line you will be amazed at how far you’ve come and what you have accomplished.

The Top 6 Mistakes Beginners Make When Starting Their Living Off The Grid Journey

Not Trying Out Living Off The Grid Lifestyle First

Lets face it, it’s a big jump from having all your services on hand to suddenly having to source everything yourself. Especially if you have a family! There is a lot to get to grips with, to practice, to prepare and to learn. It is best to make a gradual transition. Accept that there will be unexpected surprises along the way.

Rather than going cold turkey, why not rent an off grid cabin for a week and try one week away. You will learn a lot in this short time.

Then try a month away living in a off grid cabin and you will learn more and work out of it is something you wish to pursue.

Then try a 3 month stint living off the grid. By now you probably will have a good idea of the skills you have and the skill you know you need.

Its time to start looking to buy some land off your own and start to build your skill set. Think about your housing needs, water and food needs. Will you build your dream home? Will you live in your van or RV? Will you create a tiny home? Will you build a bunker?

You could develop some off grid power sources and life style whilst you are still at home. And start growing vegetables. And see if you can manage for 6 months first before moving to a rural landscape and selling your home full of modern conveniences.

Buying Land With Poor Growing Quality

This is a common mistake among non-gardeners. You don’t know what you don’t know. Many no -gardeners think that all soil is created equal. Buy a soil test kit before you buy land if you know you will be relying on your own food sources.

living off the grid

Talk to some locals and see what they grow (if anything) in the area. Also if you have never gardened, try that for a year or two first. See if you can grow tomatoes, carrots, potatoes and some greens.

Underestimating The Sheer Work Involved In Living Off The Grid

There is a lot of work to do all the time just to survive and it never stops. Once you have built your shelter, there is continual hauling, chopping, gathering, hunting, feeding animals and feeding your family.

It is constant physical work which is very rewarding for sure- as long as you are reasonable fit and strong and prepared that you won’t be lying in a hammock reading a good book all day. If you are allergic to hard work, this might not be the lifestyle for you. On the other hand, you will be fitter and stronger than you might have been in a long time- no need for ongoing gym membership. You will no doubt be lean, strong and have a gorgeous year round tan 🙂

Food Preparation And Storage When Living Off The Grid

If you hunt and eat meat, do you know how to butcher animals, catch fish(which species are toxic?), cook safely, prepare and store food for long periods? What about raising chickens? Protecting them and yourselves) from predators. Ensure you have some gun skills and knife skills. Attend some butchering courses, knife skill classes and homesteading courses. What hydroponics? Composting? Canning?

living off the grid

Mental Preparation For Living Off The Grid

This is one of the most neglected questions when deciding to live off the grid. Are you mentally prepared for the social isolation? For missing Netflix? For the desperate cold of winter or the unrelenting heat of the summer. What about floods? What about droughts? What about a locust plague? Really take the time to think through these issues and think about the worst case scenarios – as well as the romantic vision of Little House on the Prairie

Medical Emergencies

Know where your rural doctor is and how to get hold of them. How far away is the nearest hospital? Can you get there if there was a blizzard? Or a flood? Do you know your basic first aid? Advanced first aid? Can you splint a fracture? Safely extract a bullet from a gun shot wound? Apply basic antiseptic? What about food poisoning? What about an epileptic fit? Heart attack? Snake bite? You must be able to deal with all of these without a second thought- if you chose to live remotely.

Summary: Living Off The Grid

Living off the grid is blissful existence for so many people. The return to a much simpler life(although it does have its own challenges), living in harmony with nature and reducing costs and impact of the environment.

For a lot of people though, it does not have to be “all or nothing”. Many people choose to have the best of both worlds. They buy their land, set up a cabin, tiny home or RV and have somewhere to go and chill out for a few months. Then they return “home” when they have had a enough or when they need to return for work or family commitments.

Over time, they slowly develop the skills they need to survive and thrive in a rural location without the stress of having to learn everything in just a few months and selling up life as they know it. It is reassuring to have the back up plan of knowing you still have your “normal” life there if and when you want it. Over time, many people adapt nicely to the simple life and then may choose to sell up- but only when they feel comfortable and ready. Others keep a foot in both camps and maintain the best of both worlds.

Whatever works for you. It is wonderful for kids to see and experience the living off the grid lifestyle as they become so much more appreciative of the world and the resources they have access to, when for s few months, perhaps, they no longer have them. Also kids love getting involved with the important “jobs” around the place like collecting wood or water or learnings about the seasons, how to grow things and how to look after animals.

For some of our customers, they say this was the biggest benefit to choosing to live “off the grid” was seeing the kids really develop, get their heads away from the computer and learn to appreciate nature and wildlife.

Why Buy Land In Eureka County, Nevada?

So why do people buy land in Eureka county, Nevada? Besides being beautiful , affordable, plentiful, there are plenty of other reasons that Eureka county is an undiscovered gem.  I will share some of them with you- but don’t tell too many people…or it won’t remain undiscovered for long!

buy land in Eureka county Nevada

If you do not need to be in a major city for work, why would you?

Reasons To Buy Land In Eureka County, Nevada

1.Get away from traffic, chaos, neighbors, crowds and busy bodies

Perhaps you are a writer and you can write anywhere. Sometimes it helps to get away to a place with no distractions so you can sit down and get that best selling novel written.

Perhaps you are a singer or actor and need some time away from Hollywood or Las Vegas to chill out and be normal, away from the crowds. Get a great sized ranch and be grounded for a few weeks

2. Lower your expenses and live affordably

Perhaps you want to lower your expenses and live affordably. Whether you are retiring soon and need to save some cash. Or whether you are just starting out and need to keep living expenses low for a while, to buy land in Eureka county, Nevada is cheap right now. Instead of saving up for 15 years to buy an overpriced home, you could set up a mobile home here very cheaply and affordably. Or live in your RV. Or build your dream home cheaper than in major cities.

It is always a good idea to lower your cost of living and save as much as you can. Eureka county cost of living is approximately 13% lower than rest of USA.

3. You Love The Great Outdoors

Perhaps you love love the great outdoors and enjoy hiking, dirt biking, jeep riding, ATV riding or hunting. There is plenty of recreation opportunities in Eureka county, wide open spaces and fresh mountain air. Mule deer are in abundance, as are chukar patridge and quail broods.

4. Get Your Bunker (And Yourself) Prepared

Perhaps you are a prepper or survivalist. You want to go off the beaten track and live off the grid. You may want to buy land in Eureka county, Nevada to build an awesome cabin with a bunker. You could set up a very cool off grid project and learn how to generate your own power, collect your own water, drill a well and learn to survive off the land.

As you can build anything here without permits and regulations, it is possible to build your own underground shelter without authorities being aware of it. Privacy is so crucial that even when you buy an underground shelter from a company, most insist on not knowing your real name and not knowing where the shelters end up.  This is critical in times of disaster. Underground shelters can range from a DIY project and an underground cave/tunnel with a few cans and water bottles to a luxurious place to spend several years with libraries, swimming pools, self sustaining food, water and air filtrations systems. Check out more about underground shelters here.

5. Increase Freedom, Decrease Regulation

Perhaps you love travelling the USA in your RV and need somewhere to park it for a few months a year.

Perhaps you sick and tired of over regulation and people telling you what you can and cant do. There are no zoning regulations in Eureka county, so you can camp or RV for as long as you want. Within reason you can build what you want. (Always double check with the county, of course, but there is no zoning regulation which is a major blessing)

6. Invest Wisely For The Future

Perhaps you are a smart investor and can spot a good bargain. You can buy amazing parcels of land here for very little money. How big can you go? 40 acres, 80 acres, 160 acres for very little money. You can, in most cases arrange to buy owner financed land so with no credit checks, you get the loan and you can spread the payments out over time. Imagine owning all the land as far as your eye can see! Who knows what it could be worth 50 years from now. The wealthiest people in the country invest in as much land as they can. Buying land in Eureka county, Nevada is also a wise diversification move. It is not a great idea to have all your wealth in the stock market or all of it in Bitcoin, or even your own company. Spread it out across different assets like land, so you are protected in case something goes wrong.

7. Improve Your Health When You Buy Land In Eureka County, Nevada

Perhaps you wish to detox, recharge your body and your soul. There is nothing quite like breathing fresh air, watching amazing sunsets and getting some regular good sleep to make you feel better, younger, freer and more creative. Then you can return to your busy job and stressful desk ready to be of greater service to your clients, customers and colleagues.

You could set up a peaceful retreat house, where you come twice a year for a few weeks to meditate, go for long walks on your land, drink plenty of water, eat natural food, slow down the hustle and bustle of life and  and return refreshed with a greater perspective on what is important to you

Wondering If You Should Buy Land In Eureka County, Nevada? Here Are The Basic Facts 

Eureka county is the second least populous county in Nevada (Esmerelda county is the least populous).

Total population of the whole state is just 2016. This is actually a 30% population growth since year 2000.

buy land in Eureka county, nevada

It has a median age 41

Median income: $68K (US average is $53K)

Average house price is $148K

Income tax rate is 0%

Sales tax is 6%

Jobs growth predicted to rise 28% over the next 10 years.

According to, here are the current spread of employment sectors in Eureka county, Nevada.[two_third_first]Agri forestry fishing hunting[/two_third_first][one_third_last]11%[/one_third_last]

[two_third_first]Mining, oil and gas extraction[/two_third_first][one_third_last]25%[/one_third_last]


[two_third_first]Public Administration[/two_third_first][one_third_last]15%[/one_third_last]

[two_third_first]Accommodation & Food Services[/two_third_first][one_third_last]8%[/one_third_last]


[two_third_first]Professional, technical and scientific[/two_third_first][one_third_last]5%[/one_third_last]

The highest point of Eureka county is Diamond peak (10631ft) 3240m in the Diamond mountains

buy land eureka county nevada

Source: wikipedia

Town Or Country In Eureka County

When you buy  land in Eureka county, Nevada you need to decide whether you wish to be in a town or out in the middle of nowhere. Both are possible and equally attractive depending on what your purpose is. There are 3 main towns- Eureka, Beowawe or Crescent Valley. Eureka town is an unincorporated town in and the county seat of Eureka County, Nevada.

You can pick up basic supplies from time to time in one of the 3 towns or there is a Wal-Mart super store in Elko (48 mins from Beowawe)

buy land in eureka county, nevada

The opera house is the centerpiece of the historic downtown district in Eureka. United States. With a population of 610 as of the 2010 census, it is by far the largest community in Eureka County.

You do not need to be far off the beaten track to get a true sense of being as far away as possible from people and really getting a huge sense of space. If you wish to bring your RV, your ATVs, fly your drones, bring your dirt bikes, take the kids camping, build a hut, a bunker or a dream house, you can do it all here.

If you are interested and wish to buy land in Eureka county, Nevada, Get in touch. Email Us

We are love buying land in Eureka County Nevada. Check our current listings

They do sell quickly (sometimes before we get a chance to put them on the website). If you would like to be notified in advance, email us and let us know what you are looking for.