You want to buy land in the exquisite Ozarks, but the land buying process is daunting and overwhelming. Maybe you’ve been searching listing after listing for months without being sure what the red flags are that you should be worried about. Perhaps you are concerned about making a costly mistake with such a large investment.
Just thinking about zoning restrictions, ordinances, laws, etc., is enough to send your heart racing. You may be thinking that this perfect piece of recreational land might just have some major underlying issues that you haven’t noticed. Will you discover access problems with a piece of rural land? Will there be cost-prohibitive utility surprises? These questions alone immobilize many would-be land buyers.
It is true that there are fantastic opportunities for owning land in the Ozarks; however, in order to avoid costly pitfalls, you need to have insider knowledge. Being aware of these ten critical tips you need to buy land in the Ozarks will help to ensure a worthwhile investment, and that you are buying the land of your dreams.
Define Your Goals and Budget
Before looking seriously at properties, it is important to have clarity in regards to your goals and budgets.
First, consider how you plan to use your land purchase. Are you looking for recreational land for a weekend retreat or hunting? Do you want true agricultural land to farm or raise livestock in? Or do you even want a rural piece of land to build your dream home away from the noise of urban life?
The answer to the question of use will shape everything about your property inquiry. Someone looking for recreational land could potentially accept more remote locations with limited access; however, if you are interested in a primary residence, you would need a better access road as well as utilities to service the building.
Commercial property buyers have completely different requirements, as they are focused more towards land with developmental opportunities close to urban centers. Investment buyers of land look more for property with appreciation potential as well as income potential.
Next, create a budget that reflects reality beyond just the overall purchase price. Buying raw land includes innumerable additional costs; no amount of research can prepare first-time buyers for the additional costs of owning raw land. The first example is property taxes, which will continue indefinitely no matter how the raw land is used.
Second, the cost of installing utilities (or determining how much it will cost to install utilities), providing access roads, and needing to do things such as soil tests will take money out of your pocket. Those costs can add up quickly on rural property. I would recommend setting aside another 20-30% of your total purchase price for additional costs and improvements.
Identifying financing options early in your planning process can help facilitate the introduction to the process if you don’t have enough cash on hand to close on your purchase. Land loans traditionally have a larger down payment requirement than a traditional mortgage. Interest rates can also be comparatively higher for vacant land purchases.
Research Zoning, Restrictions, and County Regulations
Knowing the law helps you avoid wasted cost after you complete your purchase.
1. Understanding Zoning Laws
Some rural areas have very few restrictions, which offer the maximum flexibility to your land-use plans. Others have very robust building codes and very little flexibility in development requirements, especially as you draw nearer to existing urban centers, or where there is potential for greater intensity growth in the future.
Be sure to investigate what activities are permitted in the properties you are considering. Can you build a house? What agricultural uses are permitted? Some zoning restrictions may preclude certain types of businesses or animal operations.
2. Review Deed Restrictions and HOA Rules
Just because it is “rural” land does not mean it is without restrictions. Many properties have deed restrictions or homeowner association covenants that restrict the many options you have with your property. And some of these covenants may restrict even more than zoning regulations from the county.
Some restrictions don’t allow camping, tiny homes, or mobile homes; others restrict the number of structures to be built; and livestock restrictions may hinder any farming plans you may have. Always request copies of all deed restrictions before making offers.
3. Evaluate Building Code Requirements
Zoning laws also affect your ability to subdivide larger parcels later. If you are purchasing acreage as an investment, you need to understand what type of future development you can obtain and what restrictions are in place.
Building codes determine what can be built and the costs involved in doing so. Certain areas may require expensive septic systems or certain architectural standards. When you are calculating costs, be sure to include a time for these codes and requirements in your budget.
Utilities and Infrastructure
Availability of utilities greatly affects your upfront costs and your use of the land over time.
Most of the rural land in the Ozarks has no existing utility hook-ups. It may cost you tens of thousands of dollars to extend electricity, water, or sewer services to the rural parcels of land. The costs associated with connection depend largely on the distance you are extending services from existing utilities.
Ask local providers for utility availability letters before committing to any purchase. Availability letters will outline your costs for connecting services and will state the feasibility of connecting services based on your specific property. Some remote areas will never have access to certain utilities.
In rural areas, well water is a viable alternative to a municipal water system. But there are highly variable water quality and quantities across the region. Some areas have plentiful clean groundwater, and other areas are struggling with limited quantities and poor-quality groundwater.
It may be worthwhile to enlist a well contractor to evaluate drilling costs and explore water possibilities. Soil quality will have an impact on well drilling or whether you could, for example, install a septic system. A rocky area can significantly increase drilling costs.
In rural Ozark locations, you want the energy independence offered by solar power for a remote property. You will want to consider tree coverage and site orientation when determining the potential effectiveness of a solar system. Sites with south-facing slopes with few trees are best for solar installations.
Septic systems provide sewage/wastewater disposal for properties without a sewer system. Soil testing will also tell you whether septic systems can be installed on the property and whether the soil condition will increase costs. For example, clay soil or a rocky configuration can increase septic installation costs and may not allow septic systems.
There is huge variability in Internet and phone coverage in even moderately populated rural Ozark locations. You’ll want to research providers and the quality of service provided in that area, just in case you are going to rely on connectivity.
Access and Road Quality
Access, legally and practically, ultimately dictates if you can use your land year-round.
Always confirm that your potential property has legal access, via recorded easements or public roads. Some landlocked parcels only have informal access agreements that may or may not be in place if the neighboring properties were to sell.
The quality of a road also dictates usability on a daily basis with regard to emergencies. If you rely on gravel or dirt roads to get to your rural property, during inclement weather, change your expectations and understanding of the situation. Rural properties often rely on gravel or dirt roads for access, and it is not uncommon for them to become difficult or impossible to navigate.
Try to visit properties at various times of the year and in varying weather conditions to have a realistic perspective on how the roads will impact access to your property. What may be passable as an everyday vehicle in the summer may become impassable during winter storms or following spring floods.
Consider whether you will have to buy a vehicle that is suitable for a particular property. Some want to consider a vehicle that will be needed for permanent access, some places will require a four-wheel drive vehicle… all year long? Transportation costs should also be considered if you will have to take a vehicle to access a property in order to access it if it is inaccessible would become a consideration.
If you will have to construct access roads or driveways of your own, it is also worthwhile to consider access road requirements and costs in your own decision. Local areas may have requirements related to upgrading local roads and access roads, thus determining overall costs, but it may also be a consideration for obtaining a building permit. If you are in a steep terrain, the costs to construct suitable roads are often dramatically increased.
Emergency vehicle access can impact safety issues and also the cost of insurance. Fire departments or ambulances need to be able to get to the road to respond to an emergency. Some remote areas have high limitations on access to emergency services.
Road ownership determines maintenance responsibilities. Private roads are maintained by the landowner, while county roads receive government maintenance. Be aware of your responsibilities and costs.
Land Survey and Title Work
Professional survey services prevent boundary disagreements and ownership-related issues.
- Obtain Current Property Surveys
Most Ozark properties, particularly those owned by families for generations, have not had surveys done recently. Property boundaries can be unclear or disputed without professional surveys.
Always ask for current surveys showing the exact property lines, easements, and if any encroachments are shown on the survey. Having this documentation will prevent possibly costly boundary disputes with neighbors in the future.
Old surveys may not reflect current conditions or recognized modern standards of accuracy. The advancements in technology allow for new surveys to be more accurate than surveys that were done historically.
- Conduct Thorough Title Searches
A title search will uncover any liens, delinquent taxes, or other encumbrances that could impact your ownership. If a property has issues, they may be hidden issues that only a professional title search will uncover.
Previous landowners may have granted easements for utilities, forestry, and logging, or a neighbor may have the right of access. Easements can survive the sale of the property and may limit your future land use options.
- Verify Mineral Rights and Special Considerations
Mineral rights are of special significance in some Ozark areas. Previous owners could have sold the subsurface rights separately from owning the surface rights, so it is important to understand what you are actually buying.
The tax liens or unpaid assessments on the property become the new owner’s liabilities. Title insurance can protect the new owner from some undiscovered issues, but not all.
Title companies are trained to complete detailed paperwork and ensure the seller can transfer proper ownership to the new buyer. Title companies can avoid very costly mistakes during closing.
Environmental and Physical Considerations
The physical aspects of the land will dictate how the land can be used in the future and how it can be developed.
In the lower parts of the Ozarks, flood risk will affect future safety and insurance costs. These are critical issues when looking at property. You should investigate the history of the property being considered for flooding and the current floodplain mapping designations.
The quality of the soil will affect a wide range of things, including septic systems and agricultural performance. Professional soil tests will identify soil composition, drainage characteristics, to identify any contaminating issues.
Land contours will have an effect on:
- development costs
- flexibility for changing land use.
Steep drops or sloping hillsides might limit construction options and increase development costs significantly if steep inclines are involved.
As to rocky terrain, while beautiful as part of the visual landscape, it can have an adverse affect on utility locations and construction projects. If the terrain has challenges, you need to consider them when budgeting and planning project timelines.
Tree cover adds natural beauty and privacy, but it can limit building sites and solar potential. Trees can also have commercial value that can offset purchase costs.
Water features, like streams and ponds, provide recreational value but may have regulatory constraints. Wetlands have federal protections, which severely limit development options.
Wildlife populations will affect different buyers in different ways. Abundant deer will attract hunters, but may also impact crops and gardens. Investigate local wildlife patterns and impacts.
Natural hazards vary across the Ozarks Region. Some areas have tornado risks, while some have wildfires. Investigate historical patterns and issues regarding mitigation.
Visit the Property in Person
You should never commit to purchase land without having explored the land for yourself. No matter what the online photos may or may not show, or the online description conveys. You must see for yourself what that important part of the purchase decision process is.
When you walk the land, you can see the slope, where and how the water drains, where and how you access the property, etc. You also need to walk the land in different seasons if possible. The flooding shown in Spring is not apparent when you are walking on dry land in the middle of a summer drought. When visiting in Winter, road access issues that Summer hides.
Be sure, wherever possible, to bring your own equipment to test soil and water conditions (if there is a well). If you take some simple tests, you will get some basic information about its soil composition and water quality.
Determine cell phone capacity and establish what level of internet there is capacity to provide throughout the property. There could be huge differences in service capacity just within a small area.
Meeting other neighbors during your exploration visits will help you get an idea of local issues and characteristics that may exist in your community. Neighboring land uses may affect your enjoyment and property values.
Also, evaluate the best potential building sites on the property that consider views, access to the site, drainage, and solar orientation. Once you have done planning for on-site building, you can use your planning to help get a picture of your future land use.
Make a record of everything using photos and notes during your orchestrated visits. The records will help you be better informed when it comes time for decision making, and also help to remember for later on.
Work with Local Experts
Using professional advice from experienced land specialists saves time, significant money, and perhaps costly mistakes.
- Your best bet is to use a real estate agent who specializes in rural land sales and not a general residential agent. Land specialists will have experience in zoning regulations, typically facing utility issues, and local property market considerations.
- Local attorneys are helpful for complicated real estate transactions and will review your contract for potential issues. They know how to avoid legal problems that would cost thousands in the future.
- Using surveyors to obtain accurate boundary information can help identify potential disputes before they become costly problems.
Well contractors assess the water availability and drilling costs for properties without a water source or a confirmed location.
Septic system installers assess the property’s soil condition and installation requirements for properties that need a wastewater solution.
Local building contractors are usually able to provide reasonable estimates of costs for construction projects and uncover potential issues and challenges.
Environmental consultants assess soil contamination, wetlands, and other conditions that may affect prospective developments.
Summary: Key Considerations for Success
| Tip | Why It Matters |
|---|---|
| Define goals and budget | Ensures the land fits your needs and finances |
| Research zoning and restrictions | Avoids surprises and limits on land use |
| Check utilities and infrastructure | Prevents costly installation surprises |
| Confirm access and road quality | Ensures year-round usability and legal entry |
| Get a survey and title search | Protects against boundary and ownership disputes |
| Assess environment and topography | Affects building, gardening, and flood risk |
| Visit before buying | Reveals on-the-ground realities |
| Work with local professionals | Provides guidance and local market insight |
Adventuring into the real estate market can be a rewarding experience for someone purchasing land, whether for a change in lifestyle, or investing in property. The Ozarks presents a unique opportunity to enjoy the beautiful landscapes, moderate climate, and diversity of land choices available for purchase, whether it is a recreational retreat or a farm.
It is very important to note, a successful land purchase depends on the amount of research completed, as well as professional help. Buying land in rural areas is not the same as acquiring residential real estate. Understanding these differences will help you invest wisely in your golden egg and purchase land for your long-term goals.
Conclusion:
By following these simple tips when purchasing land in the Ozarks, you can avoid mistakes many others have made, and you will also be able to find land that matches your vision! Ensure you do adequate due diligence, work with land specialists who are experienced in the market, and visit a property more than once before committing to the purchase.
Are you finally ready to buy that affordable rural land you’ve wanted to own? The Ozarks can be a truly phenomenal area to buy rural land, but if your vision is greater than what Ozarks land can provide for you, Landopia has owner-financed land, not just in Arkansas, but also in numerous western states such as Arizona, Colorado, Texas, Nevada, and Florida.
Visit Landopia.com to discover affordable rural land in places with owner financing options to make your dreams of owning land possible.