Buying Land, Farms & Country Homes: A Buyer’s Guide
Buying land is different from buying a house in town. Financing, inspections and the paperwork all change. Here’s how Brad walks his buyers through it, from the first search to the closing table.
Search All LandLand & Farm Market DataThe Rural Buying Process
- Define the goal. Home site, hunting, cattle, crops, investment or a mix? Your goal decides the acreage, terrain and lender you need.
- Line up financing early. Land and farm loans work differently from home loans. Talk to a rural lender before you fall in love with a property.
- Search and compare. Use the market data and county land reports to compare price per acre, not just total price.
- Walk the land. Walk boundaries, water, access, timber and buildings with Brad, and see it in different weather if you can.
- Write a protected offer. Include the contingencies land needs: survey, septic site evaluation, financing, and inspection of wells and buildings.
- Do the due diligence. Title search, survey, soils, flood maps, FSA records, mineral and timber rights. See the checklist below.
- Close and record. Transfer utilities, farm records and any leases, and register with the county PVA.
Financing Options
| Option | Best for | Good to know |
|---|---|---|
| Conventional / FHA / VA mortgage | Country homes on modest acreage | Lenders often limit how much land counts toward the home’s value. |
| USDA Rural Development | Primary homes in eligible rural areas | Can need little or no down payment. Income and location rules apply. |
| Farm Credit (e.g. Farm Credit Mid-America) | Farms, larger acreage, raw and recreational land | Ag lenders who understand land values and farm income. |
| USDA Farm Service Agency | Beginning and family farmers | Farm ownership loans with eligibility requirements, sometimes paired with a commercial lender. |
| Local bank land loan | Raw land, homesites, hunting tracts | Usually a bigger down payment and shorter term than a home loan. |
| Owner financing | Unique tracts, flexible sellers | Terms are negotiable. Use an attorney to document it properly. |
Land Due Diligence Checklist
Title & boundaries
- Current survey with marked corners
- Title search for liens, easements and right-of-ways
- Legal, deeded access to a public road
- Mineral, oil & gas and timber rights: included or severed?
Land & environment
- USDA Web Soil Survey report
- FEMA flood zone, wetlands, creeks
- Sinkholes and karst features
- Timber cruise for wooded tracts
Utilities & building
- Septic site evaluation (county health department)
- Water district or well test
- Electric service and line-extension cost
- Internet and cell coverage on site
Farm & use records
- FSA farm number, maps, CRP contracts
- Existing farm, hay or hunting leases
- Agricultural tax assessment with the PVA
- Deed restrictions and covenants
Why work with a land specialist instead of any agent?
Land is valued differently from houses: soils, water, timber, access and income all count. Brad is a certified Realtree United Country Land Pro and a former bank in-house appraiser, so he can spot problems and value early.
How long does it take to close on land?
Cash land deals can close in a few weeks. Financed farm purchases with surveys and septic evaluations often take 45–60 days. Ordering the survey early helps the most.
Do I need a survey if the seller has an old one?
Usually yes. Old surveys may not match today’s fence lines or recorded deeds, and many lenders and title companies want a current one, especially when a tract is being split off.
Can Brad help me find off-market land?
Yes. Through his farm roots and local network, Brad often hears about land before it is listed. Tell him what you want and he will keep watch.
Start Your Land Search With a Plan
Get matched with listings, lenders and a local expert who has worked the land himself.
Message BradCall (270) 202-5397Advanced Search