Five Mistakes to Avoid When Buying Rural Real Estate

Whether you're investing in land or planning to build your dream home in the country, buying rural property can be incredibly rewarding — but it also comes with unique challenges. To help you avoid costly surprises, here are five common mistakes to steer clear of when searching for your slice of rural paradise.

1. Skipping Zoning and Land Use Research

You’ve found the perfect piece of land — or so you think. Before you get too attached, check local zoning regulations at the city, county and state levels. These rules determine what you can legally do with the property.

Potential restrictions may include:

• Minimum or maximum home square footage
• Limits on outbuildings, barns or sheds
• Prohibited building materials or architectural styles
• Agricultural or commercial use limitations

Also, investigate any future development plans nearby, such as highways, factories or shopping centers, that could affect your property’s value or your quality of life. A knowledgeable local real estate agent can be a valuable resource here.

2. Not Confirming Legal Access

Some rural properties are landlocked — meaning they don’t have a legal right-of-way for access. Always confirm that legal access is included in the title deed.

Even if access is legal, you may still need to: 

• Build a road or driveway
• Pay to extend utilities like electricity, water or internet

Failing to verify access can lead to disputes with neighbors or unexpected infrastructure costs.

3. Ignoring Flood Risk

Flood zones aren’t just a coastal concern. Inland properties can also be prone to flooding due to high water tables, nearby creeks or low-lying terrain.

What to do:

• Use FEMA’s free flood map tool to check flood zone status
• Ask your real estate agent for local flood history
• Consider the cost of flood insurance if required

Building in a flood-prone area can affect your safety, insurance premiums and resale value.

4. Skipping Soil and Water Testing

Soil quality matters — especially if you plan to garden, farm or install a septic system.

Get professional testing to check for:

• pH levels and nutrient content
• Contaminants like heavy metals
• Drainage capability (via a percolation or “perc” test)

A failed perc test could mean you can’t install a septic system, or you’ll need an expensive engineered solution. Knowing your soil’s condition helps you plan wisely and protect your health.

5. Going It Alone

Rural real estate is different from suburban or urban transactions. That’s why assembling the right team is crucial.

Your expert team should include:

• A real estate agent experienced in rural properties
• An experienced lender (Bonus points if they specialize in rural real estate)
• A surveyor and soil engineer
• A builder who understands rural infrastructure

Talking to friends and/or family members who have purchased rural real estate can also help you avoid pitfalls and find trusted professionals.

Buying rural property is a big step and a big opportunity. With the right research and support, you can avoid common mistakes and make a confident, informed decision. Take your time, ask questions and form a reputable team that has your back.