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BUYING RURAL PROPERTY-FROM THE BOOK-BACK TO THE FARM

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Rural living is a lifestyle decision to which the benefits will far outlast any drawbacks. Having said that I would also add…rural living is nothing like living in the suburbs or the city. The transition for some can be a difficult one. Fantasies about living a peaceful, independent, existence in the country, far from the maddening crowds, can soon turn to feelings of isolation and hardship. Many people buy rural property on a weekend binge or because it’s the trendy thing to do. Deliberation and exploration should be made before packing up the wagon and heading out to the prairie.

County governments do not provide the same level of service such as those in the city. Those who move to get away from urban problems soon discover they no longer have the same conveniences that living in the city provides. The transition can be educational to say the least.

One can become very disillusioned with the hard work that comes with rural property ownership. Sometimes getting to work in the morning will mean rising before the sun to clear out a 500 foot drive way after a major snow storm. And in some cases not being able to get to work at all because the small county you live in only has 2 snowplows, which are not scheduled to dig you out for 3 days.

Keeping up fence to keep your animals in or the neighbors animals out can be a monthly chore. Long trips into the nearest metropolitan area to get your favorite blend of specialty coffee or exotic dish can become cumbersome.   Then there are the varmints that may take exception to you co-inhabiting their space. Its nature trying to reclaim itself. Expect many more and different species of bugs. Spider, crickets, bees and mosquitoes at certain times of the year can become a real problem.  The antics of skunks, raccoons, coyotes, mountain lions and bears, now more familiar to people due to the effects of rural sprawl, can be destructive, frightening and troublesome. Even more so with most states enacting new laws to prohibit poisoning, trapping or destroying these animals.

When purchasing a small farm, you not only have the up keep on the house you may have outbuildings to maintain, especially if you have animals. They are very hard on both the exterior and interior of barns and sheds. Expect more painting, roofing and replacement of siding. In addition to all the latches and hinges on stall and outside access doors that get broken when a 1200 pound animal like a horse or cow decide they want out. Or when your pigs decide they are hungry or bored and the stall door looks like a chew toy to them.

There is so much to consider when moving to and living in a rural setting. The decision to buy country property can be complex. The task of buying rural property can be much more complicated than buying city property. Yet many people think, what could go wrong with just buying a piece of land? In the city you don’t have to worry about water rights, boundary lines, property access and utilities. These are just a given when buying metro housing.

Many people choose to move to the country for a better sense of freedom. This freedom can be a double-edged sword. Freedom to do with your land what you want with out with restraints of homeowner associations and stringent building codes and regulations and nosy neighbors. But with that freedom also comes the added responsibility of not relying on government agencies to always provide your electricity, gas, and water or road maintenance.

Services can become a major expense in the country. If you think your getting a great deal on an inexpensive piece of rural property this maybe an indication of problems with services and access. Your great deal may turn into a great deal of expense. Wiping out any cost savings incurred on the purchase of the property.  Careful consideration should be taken when purchasing land that does not have a well, phone line, electricity or a county built and maintained road. Any one of these necessities alone can cost you in the thousands if not tens of thousands of dollars.

On the up side many of the inconveniences of past rural living have been overcome. Independent home energy systems have become more affordable. Advancement in reliability and the popularity in alternative energy sources such as solar, steam engines and generators has placed these technologies in reach of the country residents budget. The tremendous growth in the number of cell phones has brought the price down almost as low as the model that plugs into the wall. Satellite and direct TV dishes make TV reception available even in the most rugged remote mountain ranges.

Comfortable, multi purpose, 4 wheel drive vehicles and a completed highway system have made many rural areas more accessible. Mail Order Companies can deliver food, clothing, auto parts, books and just about anything required for daily living right to your door via one of the many highly competitive shipping companies. Progress has made country life a real possibility even for the staunchest urbanite.

Location, Location, Location

The first step to realizing the basic direction and vision for your rural property is determining in what area of the country you would like or are required to live. I say that because this will depend on the individual circumstances. If you have an existing job in the city and have worked a deal with your boss to telecommute, coming into the office only once a week, you may only be able to look at country property within 200-300 miles of your place of employment.

A retired couple maybe able to pick and move from any location in the nation. Very independent, adventurous individuals who have saved up a grub stake from large equities, severance pays or company shares may decide like those at the turn of the century to head out across the Plains in search of a potential homestead. Medical and family concerns may require a location closer to their existing location or a metropolitan area. Would be entrepreneurs may also limited by the logistics of the type of business they want to conduct.

Preferences for areas in the country maybe affected by the weather and topography. Amounts of extreme cold and heat may affect certain medical conditions such as Asthma, along with altitude and the amount of moisture in the air.   Interests and hobbies play can play a major role in where a person chooses to live. If you like to ski you would prefer a mountainous state. If one were an avid gardener they would prefer a state with a longer growing season and not a lot of restrictions on irrigating. Deep sea fishing and surfing would require living in a coastal state.

Whatever the reason the United States contains just about any type of climate and topography to choose from.

Country Property Values And Pricing

No matter how many sunny days an area boasts or how wonderful it would be to live in the Mountains, financial limitations always play  a major role in the purchase of real estate.

Increasing demand for rural property along with a diminishing supply is driving prices of rural properties up. The average value of farm property was at an all time high in 1995 at $832.00 per acre according the USDA. The increase in rural employment is attracting more people than ever to sell out and move to these locations. Even though city prices continue to remain leaps and bounds above that of country property the old supply and demand law is dictating the price to move upwards.

Demand is up not only because of the current city to rural migration but because many people are also planning a move in their future. Many individuals in their 20-40’s are choosing to retire in the country and are purchasing now when the prices are low and supply is high, hoping to have the real estate paid for by retirement. They plan on living in their current urban home and making payments on their country investment until which time they can make the changeover. Many experts believe the long time trend of city home prices being more expensive than that of country home prices will reverse itself in the future.

The price of your ideal country home and the monthly payments you can afford will play a large part in the type of country place you end up with. Pre-qualifying before any attempts to look at country property would be prudent. Finding your perfect place in the country and then finding out you are unable to make the payments can be a disappointing situation. Your lender will really have a something to say in this if you want to move to your rural property with no job or will be changing career fields. However, placing 30% or more down usually results in calming the fears of your lending institution.

What type of property you end up with will be dictated by the direction in which you have decided to take your property. Generally there are four types of rural property:

Small house - Small Acreage

Large House - Small Acreage

Small House - Large Acreage

Large House - Large Acreage

If you cannot afford much, a small 2 bedroom on 5 acres where you can have a horse and some chickens maybe what is in store. An affordable mini ranch with a 4 bedroom 2 bath home with enough outbuildings and 60 acres of property to start a part time hog farming operation may be what you are after. Or fulfilling a long time dream of living and ranching at the Ponderosa meets you needs. Whatever the circumstance rural properties of all shapes, sizes and price ranges are available through out the United States.

Colorado: 64+ acres, mountain views, 8 miles from town $28,800

New Mexico: 3 acres, underground power, heavily wooded $15,000

North Dakota : 2 BR 1 BA on 24 lots with trees, fixer upper $10,000

Oklahoma: 2 wooded tracts overlooking creek $400 an acre

Oregon: 82.25 acres, springs, pasture, timber $99,000

South Dakota: $100 per acre and up. Land with house $3775

Wyoming: 160 acres, $190 down, $259 per month, $27,990 full price

Source: Rural Property Bulletin Sampler (see links page of this website)

Location will also affect the price. The further out you go the more the price drops. If you’re after large acreage you will most likely end up pretty far out unless you can afford a high per acre price. Most large land parcels close in are priced to attract Developers and Builders. The Developers in turn split the property into smaller tracts, put in improvements than sell these 5 to 40 acre tracts for more 3 or 4 times what they paid for them per acre.  Expect to pay more per acre the smaller the parcel. The larger the acreage the more the price drops. Large acreage is usually sold in sections. A section being 640 acres.

Characteristics of the property can also have its effect on the price. Steep, rough terrain and poor access can influence the sales price. Many developers are unwilling to buy these properties, which will drive the price down. Property to far out can also be considered undesirable. However if you are not planning on living on your parcel for awhile this maybe a wise investment. These properties are generally sold and financed by the owners. They offer prices way below market value, little to no down and very flexible owner carry terms. In 10 years time civilization can migrate closer to outlying parcels making them much more valuable in the future.

Certain times of the year may affect the purchase price. Acreage owners are more willing to deal in the winter. The market tends to be slower with fewer lookers. Farmland in the spring and summer or harvest time seems more valuable to the owner because it is producing income. Less valuable when it is sitting idle. More repairs and access issues, such as snow removal, tend to cost the current owner more in time and money in the winter.

Sizing Up A Property

You determined the area and the price range for your new rural home. Got with a Realtor and spent a weekend looking at several options. Bare land with the idea you may possibly build and acreage with homes and outbuildings already in place. Carefully examining and closely scrutinizing the property and buildings can save major expense and burden in the long run.

Falling in love with the aesthetics of a country property is not wise. Remember you are not buying a tract home in the suburbs. You will not have the builder to fall back on when things go wrong. Many of the older rural homes in America today where built without permits. Shortcuts made in order to save time and money with the structure, electricity, plumbing and water supply were common place before the 1970’s. For instance the dishwasher and washing machines in the homes in my area are plumbed to just dump the wastewater into the plants in the backyard. That was common practice in the 50’s.

However, if you’re handy with a hammer and screwdriver and can bring the structures up to date you could stand to make money in the long run. If you are not the home improvement type of person you may require the help of the local handyman. They are, for the most part, very reasonably priced in rural areas.

To avoid costly repairs in a newly purchased home in the city many mortgage companies require a home inspection. Since most home inspection companies are unfamiliar with rural properties it may not be cost effective or useful to hire one. If the seller is game and it comes out of his pocket this maybe an option. It couldn’t hurt. However, finding one willing to drive out to the country may take some doing. If he is a city home inspector he will probably not recognize many of the common problems associated with rural homes.

Access

Many people go home shopping in perfect weather. Why go in bad weather? Risk getting stuck in the snow or mud, trample in and out of houses with muddy shoes and possibly not be able to get around the acreage to examine boundary lines. To me this would be like marrying a woman without ever seeing her in the morning without her make up.

When winter sets in and bad whether comes around things may not look the same. You may not have the same access to your place as in perfect conditions.

Poor access can cause many obstacles:

Legal problems may arise with ingress and egress. Easements to gain access to your property through another person’s property may require negotiations and the filing of deeds and contracts.

Emergency response times can be affected with poor property access or hidden, unmarked properties. Large fire trucks may not be able travel down poorly maintained or narrow roads. Roads that are to steep can prove to be impassable when covered with ice.

Maintaining a private road can require large expensive machinery. Most access road surfaces are gravel, dirt or crushed rock. Heavy rain and snow produce ruts and holes that need to be graded occasionally and smoothed out. Building a new access road will need to be properly engineered and constructed and can prove to be a major expense.

School buses only drive on county maintained roads. You may have to drive your children to the bus stop and wait in the car for the bus to come along.  In bad weather private and county maintained roads may become impassable requiring a four-wheel drive vehicle with chains. When the snow melts off expect a muddy vehicle both inside and out until things dry out.  Dust from road graders regularly maintaining the county roads, roads being closed for the removal of dirt or addition of dirt to the road and the noise from the grader can be a monthly to quarterly problem depending on how traveled the dirt road you live on is.

Boundary Lines

The only way to truly know where the boundaries are to a property is to have it surveyed by a licensed surveyor. This can be expensive and usually the seller will pick up the cost. Or if the current owner were in possession of an existing survey it would be wise to require it be turned over at the real estate closing. Taking someone’s word for where boundary lines are can be a costly mistake. Especially after your fence is installed. Best to avoid having you neighbor pay you a visit with his survey, after you have installed a mile of very costly fence, only to have him tell you it has been installed on his property and he would like you to promptly move it.

Disputes over boundary lines and fencing long ago spurred most states to enact fence or "open range" laws. In most states you have a fence not to keep your animals in, but to keep someone else’s animals out. Most rural property owners are not aware of this. Fences are meant to keep roaming animals out not in. In other words if you do not have a fence up, or a properly constructed fence per state guidelines, and Farmer Johns bull wanders into your property and takes out everything in his path; you have no recourse against Farmer John or the bull.

In the State Of Colorado the law goes something like this: "any person maintaining in good repair a lawful fence may recover damages for trespass and injury to grass, garden or vegetable products or other crops of such person from the owner of any livestock which break through such fences". "No person shall recover damages for such a trespass or injury unless such grass, garden or vegetable products or crops were protected by such a lawful fence." According to Colorado law a lawful fence would be: "a well constructed, three barbed wire fence with substantial posts set at a distance of approximately 20 feet apart, and sufficient to turn ordinary horses and cattle, with all gates equally as good as the fence or any other fence of like efficiency".

The same laws apply to partition fences between adjoining properties and are also subject to more fence laws. These laws require maintenance by both owners. Colorado law states "Partition fence between agricultural and grazing land shall be erected and kept in repair at the joint cost of the owners or the respective adjoining tracts."

Laws prohibiting fencing of rivers, streams and flowing water are also in place in most states. To avoid costly litigation rural property ownership also brings with it some legal research and a willingness to stay on top of current and changing property statutes.

Zoning

Most rural property is zoned Agricultural. This zoning was originally intended only for "working" ranches and farms but in most states has been extended to small acreage rural residential property. In most states there are benefits and drawbacks to being zoned agricultural. Sometimes there is a "catch" to keeping your agricultural status. A check with state and country requirements can assist with retaining ag zoning.

The benefits to Agricultural Zoning are:

Being able to construct more than one home on your property. Most states allow for bunkhouses or a caretakers home, which in most cases can be just as large as the main house.

Lower property taxes. Most state tax has a different tax rate for urban and agricultural properties.

Less rigid building regulations. Building structure limitations are not as stringent allowing for taller buildings or the placement of mobile or modular homes.

Allows for more usage’s of the property. Usage that would not be permitted on an urban property such as shooting ranges or bed & breakfasts.

Drawback to Agricultural Zoning:

A minimum lot size and restrictions on subdividing.

Some states and counties require the owner to keep a small heard of livestock or crops to retain their agricultural status.

Many states have "Right To Farm" zoning laws in place and new ones are being enacted all the time. This law provides for landowners in a rural setting to accept the sights, sounds, smells and activities of farmers and ranchers. These laws provide for the fact that agricultural operations are a normal and necessary aspect of living in the country. And that non-farming and ranching property owners cannot consider them nuisances as long as the farmer and rancher operate in a responsible manner.

These laws also provide for obligatory practices on the part of rural landowners such as weed control and livestock/pet control. Many new country property owners do not realize that old laws are still on the books providing for the destruction of any animal chasing livestock. That is until the Rancher next door shoots Suburban Fido for chasing his cattle. Under the law he had the right.

If your new country property is located in a fast developing community new roads, drainage ditches, power and phone lines, schools and other state owned property development is probably in the works. Most rural homeowners do not realize that the state reserves the right of Eminent Domain. The state can take possession of any property it sees fit for its need by compensating the owner. A quick check with the local planning board will ascertain whether your property will be effected.

Mineral Rights

Some of my fondest memories of childhood were visiting my Grandfathers Farm in Pennsylvania. One of the memories includes falling asleep to the sound of rumbling coal trucks going through the farm in the night. My grandfather had given the coal company rights to cross the property and mine for coal. This was a legal and binding contract that if he chose to sell the property would have been passed to the new owner. Previous owners of property can sell or reserve the right to the minerals, water or timber on the land. The existing owner, real estate owner or county should be consulted on this matter before purchasing. It is very important to know what minerals maybe located under the property and who owns them.

Water

How could something as simply as water be so complicated? Because it is a necessity of life and is in short supply. More and more regulations and rules are being created all the time to dictate its uses. Also, because many of us partake from the same water source, the general good of all must be protected. Every living thing, plant or animal needs water to survive. The average human uses about 70 gallons of water at day for drinking, bathing and such. A horse about 10 gallons a day and a 500 square foot garden will use about 35 gallons. The lack of a good water supply can make any property absolutely worthless.

Wells

For the most part, generally all country homes are supplied by a well. The water is supplied to the house via an electric pump and storage tank. In most states a well permit is required and restrictions are placed on the use of the water. Wells used for ordinary households can provide for the watering of domestic livestock and usually less than one acre of irrigation.

In states like Colorado, that has experienced a shortage of water, well depth restrictions must be adhered to. Because of the depth required this could be a major expense to the property owner considering building. Deep wells required by state law can cost anywhere from $5,000 to $10,000 dollars.

Testing of the well for pesticide contaminates, especially if the land was farmed recently, would be advantageous to the potential owners. Nothing will bring down the value of a home faster than a contaminated water source. The state or the county health department for a very nominal fee can do testing.

The age of the house will probably indicate the age of the well. Unless there has been a new well punched. Before the 1970’s most home wells were constructed with galvanized steel casing. That is the hole going down to the well is lined with steel. After time the steel rusts and the well can start collapsing. Requiring the well be re-cased with a new non-corrosive plastic liner or a new well dug. This can be a major expense. For a nominal fee a well company can pull the pump out of the well and make a thorough inspection.

Ponds And Reservoirs

It is a common misconception by rural property owners that they can do as they please with their property. This includes building ponds and small lakes on their site. Hefty fines and penalties can be assessed for not obtaining permits and adhering to strict engineering guidelines for the construction of ponds. In some states taking a front-end loader, making a large hole and exposing ground water carries with it a substantial fine.

Surface Water

Most states provide for the fact that all running water belongs to that state but is available for the benefit of it’s citizens. Therefore property owners with streams and springs running through them do not have the right to stop the flow of water. Some water may be diverted into storage but the majority must be allowed to flow freely.

Water rights generally go by date. The oldest dated permit gets the first right to the water. During certain times of the year when the water level is high there is generally enough water for everyone. But as the water level drops property owners with older permits get priority over newer permits.

If you are purchasing property with existing irrigation ditches you must educate yourself on their usage. Before turning any water on or off in your ditch it is advisable to check with the other owners of the ditch to ensure the coordination of your water usage with your neighbors.  If you have a ditch running across your property there is a good possibility someone else owns the ditch and has the easement right to bring in heavy equipment and maintain it. These easements should be recorded somewhere.

Electric & Telephone

In the city utility services are a given. Most people are unaware of the cost the builder has incurred to run these improvements to subdivision. These are cost that are passed along in the price of the home.

City folk looking a rural property are often impressed with the low cost of unimproved parcels. Don’t let this fool you. Unless you want to look into unconventional means of energy you will be charged per foot by the local utility company to bring in electricity and phone from the nearest lines, which in some cases can be miles away. Your cheap parcel just became rather expensive. It is also important to verify that the property easements are provided to allow lines to be built on your property.

Electric power may not be available in 2 and 3 phase. If you have special power requirements, it is important to know what level of power service can be provided to your property.

Because electrical equipment tends to be older in rural areas it is not as reliable as in the city. It is important to know that power outages occur much more frequently in the country than in the city. A loss of power will shut the electric pump down in the well leaving you without a source of water and groceries in the refrigerator or freezer may go bad. It’s a possibility you will need to be prepared to be able to survive for many days without electricity in the country.

Technology in phone equipment in rural areas can be outdated. Running a second line can be very expensive. If you are in need of a separate fax line or a second business line be aware that it may not be available or may cost a bundle. Some areas may still only offer party lines. If you are in a mountainous or very remote area you may not be able to use your cell phone.

Heating

There are several options in heating your home. You may decide on one or like most country folk utilize a variety. 3 or 4 different sources can help in keeping the high cost of heating your home down.

Propane: Prices vary with supply and demand. Prices can be as low as 58 cents a gallon in the summer and as high as $1.30 in the winter. This is a drastic variation. The best bet is to buy or rent as large of a tank as possible and fill it in the summer when the price is low. A thousand-gallon tank will cost $580 to fill in the summer and $1300 to fill in the winter, a difference of $720. With an alternative source such as a wood stove an average family home of 1200 square feet should be able to make it through the winter on a full tank.

Wood: New designs and technologies in wood stoves have proven to be a very efficient way to supplement the heat in your home. I say supplement because it can be very cumbersome and time consuming to use the stove as a main source of heat. Better control of the heat output has made the stoves burn more efficiently. Wood stoves can now keep a home at an even 70-degree temperature for extended periods of time. Burning wood can provide cheap heat depending on the source of the wood. Heavily wooded lots, managed properly can provide years of a consistent source of wood.

Electric Heat: Electric baseboard heat can be a very clean, safe source of heat but very expensive. It is not unusual for a country home to have an electric bill of $400 to $500 a month in the dead of winter.

Heating Oil: Many country homes use heating oil as a back up heating source. I have seen portable heating oil burners sell for as low as $69. These portable units can heat up to 1200 square feet and are set on wheels so they can be moved from room to room. When propane prices go way up many individuals switch their heating source to burning oil.

Sewage Disposal

If you have always lived in the city you probably never gave much thought to the process of flushing the toilet. In the country you will be the proud owner of a septic system. In the city waste leaves the house and goes to a water treatment plant where it gets treated then sent off to the ocean. In the country your waste is your responsibility.

Technology in septic systems has not changed much over the years. If you have an older home the way your system works will be about the same as new ones being installed today. Waste flows into your underground tank from the house. The tank is a place for the waste flow to slow down and allow the solids to settle and the remaining fluid to flow into the leach field where it percolates into the soil, which cleanses it.

If your septic tank is not property installed and maintained it can cause waste to drain into the ground water. This can contaminate you and your neighbors water source. Sewage contamination of ground water can cause serious disease such as dysentery and typhoid. Proper maintenance is crucial to keeping the unit it top condition. Poor maintenance can cause clogging and backup.

As in well construction, most septic construction over 30 years old was done with galvanized steel and will eventually rust and collapse. Most well companies also install septic systems. They can inspect these systems also.

Trash

Unless you live near a small town you will not have trash service. The other options you have for removal of trash are storing it until which time you can take it to the county dump and pay a fee to dispose of it there. Many counties still allow you to have dumpsite on your property that usually just requires a large hole. Or burning you trash, which will require a permit from the local fire department.

Structures

The general condition of the house and outbuildings, even in new construction, should be closely scrutinized. The condition of improvements to land plays a large role in determining the worth of any piece of property. In newer homes disreputable builders can cause severe problems by trying to cut to many corners or through general incompetence. Many older homes were built without permits and were funded with cash, not a mortgage. When you are building a home with cash, efforts to adhere to a strict budget may have resulted in improper building practices.

Some conditions are just normal wear and tear. Older homes have "settled" from the original placement. The soil may have compacted under the house and that has caused some movement. Some of this is normal and is to be expected. But you don’t want your dream mountain home to be slowly sliding down the hill.

If the foundation has severe cracks or shows signs of upheaval, or if the walls and ceiling have cracks or are separating, questions should be asked and the possibility of needing an inspection by a structural engineer should be raised.

In older homes you will want to check for wood rot buy taking a sharp object, such as a nail and poke them into beams and exposed wood. If it goes in easily and feels mushy the wood is probably rotted. The type of nails and construction can give away the age of the home. Squared headed nails and blunt wood screws as opposed to round head nails and tapered screws where used before the 1900’s.

Ceiling stains in rooms and closets can be an indication of a bad roof or plumbing leaks. Stains on the walls of the basement can suggest flooding has occurred. Dark coloring around outlets can indicate electrical problems.

Sheds and outbuildings on older properties are often in ramshackle condition. However, it is amazing what can be saved with some shoring up and new siding and roof.

A through inspection of the structures will give you a rough idea of the expense your in for within the first years of owning the property. You will be able to plan a repair budget that may require you to put less down on the home and put the remaining aside for restoration or replacement. At least it will give you some bargaining power when it comes to the ultimate price you will pay for the property.

The type of building material used in the construction of country homes can greatly affect what you will be paying for insurance. Cinder block or brick homes may provide for a substantially lower rate than that of stick built. If there is a fire for the most part the basic structure of the home will still be standing. Insurance companies also prefer the roof be composite, metal or clay as opposed to wood.  Updated electrical and heating systems can also pay a major role in the amount of insurance you will pay. Best to keep this in mind when searching out potential rural homes.

Land Management

Land that has been overgrazed can take years to return to its natural state. Land striped bare of vegetation can be highly eroded. Horses, Sheep and Cattle allowed to graze to long on a particular piece of land can do irrepritable damage to the ground. Proper management in the past and future can effect the worth of the property. There are many new land management techniques that maintain a proper balance no matter how small the acreage. Agricultural extension offices offer free information and advise as how to best utilize land in regards to livestock.

Weed control affects the value and use of your land along with your neighbors. Reluctance on the part of a rural homeowner to control weeds can cause an overabundance and seeds to blow over on anthers property. Control and abatement of certain weeds can be very costly. Many local governments provide for landowners to control weeds or face penalties.

A rural homeowner not matter what size acreage they may own are stewards of their land. Land ownership carries with it many responsibilities towards the environment and future use.

Building Sites

For the many individuals that desire to live in the country that dream maybe far off. Financial and personal limitations prohibit them from making the move now. For the time being the only option for them may be to buy a vacant piece of land now, before prices go up. The property can then be paid off and used as equity in a down payment later for the construction of a home.

When choosing bare land consideration should be made to establish a suitable building site on the property. The selection of a building site will depend on factors such as preference, financial considerations and environment.

The house is the focal point of the entire property. Sites for barns, sheds and outbuildings will also require adequate space and may need to be within distance of utility connections. However, they should be a secondary consideration since issues such as access, power and water may not be a necessity at every site.

Preference for seclusion and views may be a determining factor in choosing a home site. Heavily treed areas can offer privacy. Hilltops may offer a homeowner a breath taking view off the front or back porch. The preference for the type of home one chooses to build also decides the home site. If the building site does not allow for large square footage a two-story home may fit nicely on the home site. If you are not limited by space your property may accommodate a sprawling ranch.

Mother Nature may not condone your choice of homesites:

Trees are an aesthetically pleasing amenity and offer privacy, but can also involve the home in a forest fire.

Steep slopes can slide in heavy rains. Large rocks positioned above the house can also fall during a heavy downpour.

Putting a cottage near a small stream may not seem so quaint until that small stream becomes a raging river during heavy precipitation.

Putting a pencil and piece of paper to the financial considerations of the location of the home site could reveal many options. Of all the development expenses  road construction will be the most expensive. If you want privacy, far from the main road, you will have to pay a premium price for it. Since electric and telephone line installation is priced by the foot, this will also dictate a larger expense.

After you have picked out an aesthetically pleasing site with some shade trees, view and enough level land to build the size home you desire the environment may decide whether your home site will be feasible. Concerns over what lays underfoot on the site can affect the construction of the home. The soils absorption rate of rainwater and sewage, the underlying water table, frost depth, soil expansion, compaction and type are factors that will determine the conclusion to the site development process.

Since moving land is expensive a site which requires the least amount of leveling, blasting rocky conditions and tree removal would be the most advantageous to the pocket book.

Soil that expands and contracts and does not drain can devastate the foundation of a house. A gently sloping site that drains water and waste away from the house is preferable. If after a hard rain the ground feels exceptionally muddy or spongy this is a sign that there is poor drainage. Ground that does not drain and holds water can cause severe problems when the water in the ground goes through a fast freeze. Freezing ground expands and can crack foundation.

If you plan on gardening or farming on you site the soil is also a concern.  Overgrown ground cover can be an indication of good soil fertility. Ground that is acceptable for good crop production should have a layer of good topsoil at least 10-15 inches deep. Dark, loose, crumbly topsoil is a necessity for a bountiful harvest. Gullies, exposed roots on trees and bushes and soil that appears parched and light colored are all indications of the erosion of the topsoil.

The Environment

Outside forces in nature can affect salability of property and consequently affect the property value. Rural residents are often faced with a property that is either uninsurable or insured at a very high rate. Tornadoes, hail, heavy lighting causing fire or appliance damage and poor response times in emergency service have caused many insurance companies to pull out of areas such as eastern Colorado. Leaving a handful of companies to insure rural homes at a high rate.

Checking with an insurance company before making an offer on a home will give you a good idea what you will be paying and what you must budget into your house payment. The insurance companies that have stayed, such as Farm Bureau, offer polices that cater to small farm owners. They cover not only the home, but outbuildings, farm equipment and livestock. These are great policies and cover the effects of nature evident in rural property ownership such as severe weather and predator losses.

In 1996, more than 750 homes were lost to wild fires. Wild fires in rural areas are often times caused by forces such as lighting strikes. Controlling wild fires actually starts with being prepared for an occurrence such as this. There are many issues facing a rural homeowner with regards to fire. A limited water supply, response times from the local fire department and accessibility to the property are several to be concerned with.

Access to your home is essential under any weather condition. Driveways to narrow or to steep for a fire truck to get down can hamper rescue efforts. Turn around radius can also be an access problem. Local fire departments have specifications available for property access. Access Roads should be at least 10 feet wide. The wider the road the longer it will last because the wear and tear is spread over a larger surface. The inside radius of a curve should be 45 feet with a minimum turnaround area of 40 feet. Slope grades on access roads should be no more than 10% with culverts, gutters and ditches to control any run off. A second means of escape, another road leading in and out of your property may also be required. If the Fire Department feels they could get trapped on your property in anyway the will not respond.

Emergency response times are much slower in rural areas. For a person with a grave medical condition the country may not be the best place for them. Most rural Fire and Rescue Departments are still staffed by volunteers. That means that from the time of your call the firemen and rescue workers must drive to the fire department, suit up then respond to your property. Depending on how far out you are, this can take up to 30 minutes. If the medical emergency is severe you might want to impress that upon the emergency dispatcher and request a helicopter be sent immediately. To wait for the rescue team to arrive and then have them dispatch a helicopter can end up wasting valuable time. Most rural communities do not have large hospitals with extra services such as burn units or critical care. The severely injured, in a rural setting, will most likely be transported via helicopter to the nearest metro city.

The same access problems may interfere with police protection. Most rural Sheriff Offices drive the old stand by patrol car. These vehicles are not 4-wheel drive. If you require assistance from the Sheriff he can not help you in poor weather if he cannot reach your property. If you home is hidden from the street by brush and tress or is a long ways off the road you will want to make sure your driveway is clearly marked with your street address. Again, time for response to an emergency will be delayed. Most rural Sheriff Offices are understaffed. With one deputy possibly working at night. If it is a very small community you may have to wait for the Sheriff to get out of bed. In that respect you can consider yourself as still living in the Wild West. If an intruder is breaking into your home, whether it be a person or wildlife, you may need the protection of weapons which will require some training in their handling and care.

Water is an important element in fighting wild fires. Lack of a large enough supply of water can hinder fire abatement; trucks can only hold so much water. If their is no outside water access to well water the trucks may have to waste valuable time going to and from an adequate water source. Construction of an outside water outlet that the fire department can use may be an option. It also may mean the difference between getting insured at a reasonable rate or have to pay high rates for fire insurance.

Practices to reduce the risk of fires in rural areas should be a consideration for all country dwellers: Stacking firewood away from the house, constructing irrigated greenery around structures, keeping grass and weeds mowed down, routinely cleaning chimneys, thinning heavily brushed and wood areas.

Living with wildlife in a rural setting can take some getting used to. Birds, deer and other small creatures can be pleasurable to have around. They may seem cute and tame but can also be destructive and hard to control. That’s where the "wild" in wildlife becomes apparent. There is a price to be paid for living so close to nature and can be equated into dollars and cents.

• Losses of livestock killed off by predators.
• Cost of wild animals consuming livestock or pet food.
• Repairing fence that has been affected by wild animals going through, over and under to obtain access.
• Losses to livestock and pets due to disease transmission.
• Repairs caused by rodents and birds to the structure and utilities caused by nesting.

Many new rural inhabitants think it is fun, entertaining and educational to feed and care for these animals. This can be very harmful to the wild animals, as well as yourself, your family and your domesticated animals. Many wild animals carry diseases. If they are using the same feed dishes and watering tanks as your domestic livestock and pets there is a good chance of diseases being transmitted. Rabid skunks, squirrels and raccoons can attack people and pets. Diseases carried in the fleas on these animals can also cause sickness and death.

There is also a trickle effect to trying to attract animals to your country property. If you feed the rabbits and keep the population up around your home expect coyotes. They will not only attack the rabbits but small livestock such as chickens and especially the young livestock. Even small calves will fall prey to these animals. If they get really hungry or brave they have even been known to attack small children.  The investment in a good predator control dog is well worth the money you will save in livestock. Placing livestock in barnyards at night as well as patrolling dogs will have a significant effect on your reducing your losses.

Attracting deer and large game can also pose a problem. Once they learn you are keeping a stack of good alfalfa hay on your property or discover where you keep the grain, they will be frequent visitors. The expense alone of feeding every 1000 pound wild elk for miles can get out of control fast. Not to mention the expense to fences torn down trying to get in or out of the property. Plus the danger of small children being trampled when the animal gets frightened. A fellow horse owner that I know that lives in the Rockies keeps a cowbell on all his horses. He has a problem with elk going through his fence to eat the hay he puts out for his horses. His horses, being a herd animal, follow the elk right back out after breakfast or lunch. Then the horses are lost after wandering away with the elk heard. The cowbell helps him locate the missing horses.

In many states there are strict laws pertaining to feeding, keeping, destroying and hunting of wildlife on your property. The local Division of Wildlife can fill you in on all the current laws.  By feeding wild animals you may be disrupting the natural migration. These animals are used to thousands of years of fending for themselves. The local wildlife division will take exception to anyone that interferes with this natural process. However if you are having a problem with these animals they will offer assistance, sometimes in the form of financial aid, to help you deal with the problem in a humane manner. Poisoning and trapping wildlife in most states now is strictly prohibited.

The Decision

The intent of this report  was to give the reader a good understanding of what you are in for with rural living. It is not always easy. Those of us that were brought up in the city have become used to its many amenities. Rural life may not be for everyone. It is a trade off. It maybe a harder lifestyle and more responsibility than an apartment uptown.

The decision to move to the country will ultimately come down to what you value and what you consider important. If full government services, immediate access to culture and shopping and being in the center of it all is important to you then your best bet is the city.

If feelings of safety, community and good health are important than you are probably a good candidate for the country life. One contemplating a move to the country may consider renting to preview the rural life before investing all their time and money into a new lifestyle. The more stout hearted may just take the plunge.