In an age where urban spaces are becoming increasingly congested and expensive, rural land has emerged as an attractive investment for those seeking tranquility, opportunity, and long-term value.
Whether you’re dreaming of a quiet countryside retreat, a working farm, or a profitable piece of real estate, understanding how to buy rural land is essential to making a sound investment.
This guide will walk you through everything you need to know—from what rural land is, to financing options, and which areas of the U.S. are best (or worst) for investing.
Let’s start with some land basics.
What Is Rural Land?
Rural land refers to property located outside cities and towns, generally characterized by:
- low population density
- natural landscapes
- agricultural use
- or undeveloped open space
Unlike urban or suburban properties, rural land is often free from heavy zoning restrictions and infrastructure development, offering more freedom and versatility for landowners.
There are several types of rural land:
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Agricultural land: Used for farming and livestock.
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Timberland: Forested land used for wood harvesting.
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Recreational land: Ideal for hunting, fishing, camping, or retreats.
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Undeveloped or raw land: Vacant land with no structures or utilities.
Why Buying Rural Land Is a Good Investment
1. Affordability
Rural land is generally far less expensive than its urban counterparts and definitely less expensive than investing in houses.
Price per acre in rural counties can be a fraction of what you’d pay in the city, making it accessible for first-time investors.
I’ve bought land for as low as $221 plus closing costs (about $800) and it wasn’t junk property. The owners just didn’t want it anymore and were tired of paying taxes on it.
2. Long-Term Appreciation
Though rural land may not appreciate as quickly as urban real estate, it tends to hold and gain value steadily—especially in areas seeing suburban spillover or recreational demand.
It’s also quite a bit easier to get land at a discount from people who just want to get out of it (as I just mentioned above)
3. Diverse Usage Options
You can develop rural land into a home, farm, retreat, or even lease it for agriculture, hunting, or solar panels.
Its flexibility is unmatched compared to residential or commercial real estate.
4. Low Holding Costs
Without buildings, rural land typically requires minimal upkeep and lower taxes, making it a low-maintenance investment.
Typically you buy land for cash so you don’t even have a mortgage to service with land investments.
However, there are ways to finance land purchases if that is the route you want to go.
5. Hedge Against Inflation
Lastly, tangible assets like land generally retain value better than cash during inflationary periods, offering a form of wealth preservation.
What to Look for When Buying Rural Land
If you decide to go down this road and you’ve never bought rural land before, there are some things to be aware of and some things to look for.
1. Access and Roads
Ensure the land has legal and physical access via a public or private road.
Landlocked parcels can be difficult and expensive to make usable.
Landlocked means that there is no physical access to the land.
Either it doesn’t have a road or it’s a piece of land surrounded by water.
Either way, it affects the value substantially.
However, keep in mind that the world is changing at a rapid pace
I’m currently considering major investing in landlocked parcels.
Why would I do that?
Well, companies are fast at work trying to convert drones into a transportation version… i.e. flying cars.
If you buy 5 acres of inaccessible rural land right now, you can get it real cheap.
As soon as people can fly to wherever they want in a a flying drone… that inaccessible tract becomes not only accessible, but also highly valued to the right person.
So I’m considering buying some of these properties up to try to get in front of the flying car trend.
2. Utilities and Infrastructure
Many rural properties lack water, electricity, or septic systems.
Understand the costs and logistics of bringing in utilities or living off-grid BEFORE you purchase the land.
3. Zoning and Land Use Restrictions
Check with local authorities about zoning, building permits, and environmental restrictions.
Some rural areas are protected or have development limitations.
In my area there are certain animals that are protected and if you buy land with one of those animals living on it… well, it’s useless.
4. Soil Quality and Topography
If you plan to farm or build, inspect the soil’s fertility, drainage, and slope.
Rocky, steep, or flood-prone land can limit use and resale value.
5. Water Rights
Access to water is critical for agriculture and homesteading.
Know whether you have rights to wells, streams, or ponds on or near your property.
Not having water access can turn a seemingly good piece of land into a piece of junk dirt.
6. Title and Boundary Clarity
Hire a title company or real estate attorney to ensure the land has a clean title with no liens, encroachments, or boundary disputes.
Some people push that you can do deeds and research yourself and while that is true, I have found that spending my time looking for deals is a much better use of my time than trying to make sure I did all the paperwork right.
Besides, it may cost $800-$1,500 for the title work and title insurance on most pieces of land I buy.
If there isn’t enough profit in the deal to cover that with some left over for me to pocket then the deal is probably not worth my time.
7. Local Development Plans
Investigate whether nearby areas are being developed or conserved.
Proximity to future infrastructure can drastically impact your land’s value.
What to Avoid
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Land with unclear access or easement issues
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Overpriced parcels in remote, declining regions
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Properties with ongoing legal disputes or title problems
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Land on steep slopes or in flood zones unless discounted accordingly
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Overpromised “vacant lots” in failed subdivisions or ghost developments
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Unpermitted off-grid communities that may face future regulation
Best and Worst Areas in the U.S. to Invest in Rural Land
Below is my top five best and top five worst states to buy land in.
I’m not a land guru so this is just my opinion.
Best Areas and States to Buy Rural Land
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Texas
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Low land prices, minimal zoning restrictions, and high demand for recreational and ranch land.
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Tennessee
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No state income tax, beautiful landscapes, and growing interest in homesteading.
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Arkansas
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Affordable, fertile land with strong timber and agricultural potential.
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Florida (North and Central)
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Rapid growth, ideal for recreational land and future suburban expansion.
- Also has no state income tax.
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Arizona
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Great for off-grid living and solar farms, with consistent interest from retirees and survivalists.
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Worst Areas to Buy Rural Land
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California (Certain Areas)
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High regulations, wildfire risk, and expensive land even in remote areas.
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Nevada (Outside of Reno/Las Vegas)
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Limited water access, barren landscapes, and low utility potential in many counties.
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New York (Northern)
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Harsh winters, limited buyer pool, and high property taxes.
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West Virginia
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Attractive prices, but poor infrastructure and stagnant economic development.
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Parts of the Midwest
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Oversupply of rural land with little population growth or development interest.
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How to Finance Rural Land
Unlike buying a house, purchasing rural land often requires creative or alternative financing.
Here are your options:
1. Cash Purchase
If you can afford it, this is the simplest route. You avoid interest and close faster, but tie up capital.
It’s not a big deal if you’re investing in areas with lots of movement and land being bought and sold because if you buy it for the right price, you should be able to be extremely competitive in pricing.
2. Seller Financing
The landowner finances the deal.
This often comes with easier qualification and flexible terms, but may include higher interest rates.
It’s an option but if you’re investing with the plan to sell, it can make owners angry when you haven’t paid entirely for it and you find a buyer willing to pay more.
Even if they have a contract with you, sellers tend to get irritated when you do this.
3. Land Loans from Local Banks or Credit Unions
Some community banks offer loans for rural property, especially if they operate in agricultural regions.
4. USDA Loans
The U.S. Department of Agriculture offers certain loans for rural housing and development, but raw land typically doesn’t qualify unless part of a construction plan.
5. Farm Credit System
This network of cooperative lenders specializes in financing rural and agricultural property.
6. HELOC or Home Equity Loan
Use your home equity to fund the land purchase.
This option offers lower interest but adds risk if you default.
I don’t like having land tied to my house or mortgage unless it is touching the property the original mortgage was for.
That way if I sell I can easily include it and it makes sense to the buyer.
Other Key Considerations
1. Resale Strategy
Consider how and when you’ll resell. Is it for future development, recreational lease, or long-term holding?
2. Survey and Inspection
Some say to always get a recent land survey.
I think this depends on where you’re buying and how comfortable you are.
Also consider soil testing, environmental assessments, and septic feasibility studies.
3. Insurance and Liability
Even if you’re not building right away, you may want to insure your land against fire, trespassers, and natural disasters.
4. Taxes and Exemptions
Check local property tax rates.
Some rural land qualifies for exemptions (e.g., agricultural use) that can significantly reduce annual taxes.
5. Working with a Rural Realtor
Good land realtors are hard to come by.
Look for agents who specialize in land sales in your target region.
They can help you navigate permits, easements, and valuations more effectively.
The other option is to just do it yourself.
This is what I eventually moved to.
There are plenty of sites where you can upload pictures and descriptions and pay a one time fee to be listed on the MLS.
Then Zillow, Realtor, RedFin, etc. all populate from that.
I find that if I market the property myself I do a better job than a realtor and I save a ton in commission.
Final Thoughts on Buying Rural Land
Buying rural land is not just a financial investment—it’s a lifestyle choice and a bet on future value.
With careful due diligence, the right location, and a clear plan, it can yield significant personal and financial rewards.
Whether you’re looking to live off the grid, farm, invest, or hold for future development, rural land offers a rare combination of freedom, utility, and enduring value.
Take your time, consult professionals, and think long-term. The quiet hills, open skies, and potential profits are worth the effort.
If you want to learn more about how to flip land for a profit, check out this free land investing webinar.
Other Interesting Articles:
Land vs. Houses – Which is a Better Investment?
Things to Consider BEFORE Investing in Land
How to double $1,000 (One strategy is flipping land and I go in depth on how to get started and the margins I’ve personally made)
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