Searching for Your Homestead Property 

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When we decided we needed to change our life, to exit the rat race and to become more self reliant, we were living in a crowded apartment complex just outside Salt Lake City, Utah. We knew we wanted to find land to pursue our ultimate dream.  We realized it would take time to work on our finances and save money. That was a perfect opportunity to learn the skills needed when we found a property and moved onto it. Growing vegetables in pots on a patio, buying bulk fruits and vegetables from local farmers, learning ways to preserve food, like pressure canning, dehydrating, and baking. We cooked our meals from scratch – mostly – but this was also a good time to break (or greatly reduce) our habits of convenience food, drive-thru and eating out. We learned to repair broken items instead of throwing them out and buying new.  It’s amazing how much we take for granted when you are anticipating not having those conveniences in the future. If you are truly convicted to achieve self reliance, you can make those changes wherever you are.

When you also need peace, space and freedom – you will need land

When we first decided to pursue a homesteading lifestyle, I quickly realized that the most crucial step in this journey was finding the right piece of land. The land would not only determine our day-to-day life but also play a significant role in the success of our off-grid dreams. It was essential to choose wisely, as this decision would impact everything from where we grew our food to how we lived sustainably. Here’s how I approached the process, considering everything from geographic location to budget, and how you might do the same.

Some of the considerations necessary will be interconnected. The need to connect the dots will be apparent. For example, “Location” encompasses many variables, such as population, terrain, weather, etc. When considering one, you will naturally think of the others. It is difficult to organize these considerations into a prioritized list, as they individually have more or less importance to each of us.

You can utilize ranking each of the considerations on a scale for their importance. Once you begin looking and comparing properties, you can grade each one, ranking the potential properties to pursue further or eliminate them entirely.

The Importance of Location

The first thing I thought about was location. Did we want to be near a bustling city with all its conveniences, or tucked far away in a quiet rural area where we could enjoy peace and solitude? I needed to find a balance—close enough to town to make trips for supplies manageable, but far enough away to feel a true sense of escape from the hustle and bustle of urban life. For me, this meant looking at states with lower urban density. I researched areas with more open space and fewer regulations, knowing that places like this often support a homesteading lifestyle more readily. I also considered proximity to essential services like hospitals and grocery stores, as well as the availability of community resources that could help us in our homesteading journey.

I found this map interesting. Best States to Homestead 2024, however, this is fluid and not the same when I looked.

Terrain Matters More Than You Think

Next, I focused on the land itself. Flat land is ideal for gardening and building, but I didn’t mind a slight slope—it helps with natural water runoff, which is crucial for maintaining healthy soil and preventing erosion. Soil quality was another key factor in my decision-making process. I tested samples to see if the land could support crops without extensive amendments. Good soil is the foundation of any successful homestead, and I wanted to ensure that I wouldn’t have to spend a fortune on fertilizers and soil enhancers. Accessibility also mattered; I didn’t want a plot that became unreachable in bad weather. A well-maintained road or path leading to the property was essential, as I needed to be able to transport supplies and access my homestead year-round.

This is a good interactive map to give you an idea of terrain.

Understanding Local Ecology

As I explored various properties, I paid close attention to the surrounding ecosystem. Native plants revealed clues about soil health and water availability, which are vital for successful gardening. At the same time, I looked for signs of wildlife. While I wanted to live alongside nature, I also needed to plan for potential nuisances like deer raiding my garden or predators threatening my livestock. Understanding the local flora and fauna helped me create a more sustainable environment. I researched which plants would thrive in the area and how to protect my crops from local wildlife. This knowledge would be invaluable as I worked to create a balanced ecosystem on my homestead.

When you are considering a property, test the soil. * We used this test kit.

Weather and Rainfall Considerations

Weather became a major factor in my decision-making process. I wanted a location with moderate winters and a manageable growing season. I studied rainfall averages to ensure there would be enough water for rain catchment, plants, and livestock, but not so much that flooding became an issue. Wind patterns were another consideration, especially for using wind turbines or shielding crops from harsh winds. I wanted to ensure that my homestead would be resilient against the elements, so I looked for areas with a favorable climate that would support my gardening and livestock needs and potentially provide an alternative energy source.

You can view average rainfall for the US at this site:  GISGeography 

Natural Disasters: A Hidden Risk

One thing I didn’t expect was how much I’d need to consider natural disasters. Some areas were prone to flooding, wildfires, or hurricanes, while others faced the threat of earthquakes or tornadoes. I researched historical data to gauge the risk and weighed whether I was prepared to deal with those possibilities. Understanding the potential for natural disasters helped me make a more informed decision about where to settle. I also considered how I could mitigate these risks, such as building my home to withstand severe weather or creating a disaster preparedness plan.

FEMA has an interactive map for National Hazard Risk.

Navigating Local Regulations

I learned quickly that not all places are friendly to off-grid living. Some states encouraged rainwater harvesting, while others made it illegal. Solar power and composting toilets also came with their own rules and regulations. I had to look into zoning laws and building codes to ensure I could practice homesteading without running into trouble. Even gardening and raising livestock could be restricted depending on local ordinances. It was essential to understand the legal landscape of the area I was considering, as this knowledge would help me avoid potential conflicts with local authorities and ensure that my homesteading plans could be realized without unnecessary hurdles.

Avoiding HOA Headaches and Neighborly Conflicts

Another important aspect of my search was to avoid homeowners' associations (HOAs) and potential neighborly conflicts. HOAs often impose strict rules that can hinder a homesteading lifestyle, such as restrictions on livestock, gardening, and even the types of structures you can build. I wanted to ensure that I had the freedom to create my homestead without interference. Additionally, I considered the relationships I would have with my neighbors. Living in a rural area can mean close-knit communities, and I wanted to ensure that I could coexist peacefully with those around me. Understanding the local culture and community dynamics was crucial in making my final decision.

Finding the perfect land for homesteading is a multifaceted journey that requires careful consideration of various factors. From location and terrain to local regulations and community dynamics, each element plays a vital role in shaping your homesteading experience. By taking the time to research and reflect on these aspects, you can set yourself up for a successful and fulfilling off-grid lifestyle.

Some Useful Websites to Search for Property

LandWatch.com - This is primarily the site we used. National, Agent Sales, By Owner Sales

LandSearch.com - A nice site with lots of details on properties. Lower 48 & Hawaii.

Land.com - Larger parcels. Lower 48 States.

What Will You Live In?

You may opt for finding a property that already has a home on it. This is a whole separate rabbit hole I won’t get into here. This adds another level of complexity that requires home inspections, insurance, a different family of mortgages and more.

Our original plan was to clear a spot, build a platform and place a wall tent on it to live in while contemplating our permanent living structure. We ultimately decided on purchasing a pre-built shed, which we finished inside, added our 12 volt systems for lights, water pump, and a small refrigerator. We also added rain catchment to the structure and 275 gallon IBC totes for water storage.

Many folks will park a camper or RV to live in while planning and building their final home structure. This is a common practice where we are and deals can be found to purchase some sort of portable living structure, whether temporary or permanent, barring any restrictions if you have them.

Budget and Financing: Finding the Sweet Spot

Like most people, your dream homestead will come with a budget. You should not only consider the purchase price but also factor in the cost of developing the land—things like digging a well, installing a septic system, and setting up solar power. Financing options may be key. Some sellers offer owner financing, which simplifies things but often come with higher interest rates. In other cases, you can look into rural property loans, which sometimes require smaller down payments.

We managed to save enough money and also partner with family. During our property search, we  acquired a generator and learned about off grid systems that we planned to implement, but nonetheless required a budget. For example, tools, plumbing materials for rain catchment and other hardware were all budget considerations.

I recommend setting a little extra aside in your budget to travel to view your dream property and lay eyes on it before pulling the trigger. Account for time off from work, air fare, rental car, food, and accommodations.

Balancing Employment and Income Streams

Though we wanted to live off the land, I still needed to think about income. Proximity to urban areas mattered here—I wanted the option to commute if necessary. I also explored alternative revenue streams like selling produce, farm products, running workshops, or even offering eco-tourism experiences.

Finding a Supportive Community

The rural community surrounding my potential property was as important as the land itself. I looked for areas where homesteading wasn’t just accepted but celebrated. Local farmers’ markets, feed stores, and gardening groups were good indicators. I also considered how easy it would be to access supplies, tools, and professional services in case I needed help.

We discovered a property that was very close to a Mennonite community, which are similar to Amish and offer many advantages for farm products, animals, and building materials. Because of their resilience and off grid lifestyle,  they are often a source of needed services not normally found in urban areas, such as milling logs, small engine repair, and even extra hands to help with a barn raising.

Once established in an area, as we have discovered, the chances are good that you will find others that are pursuing the same dream as us. Engage and interact with them, offering help when needed. You will find yourself forming strong friendships with like minded folks.

Final Thoughts

The process of finding the right homestead property was as rewarding as it was challenging. By taking the time to consider every detail—geography, regulations, community, and finances—We felt confident in our decision. If you’re starting this journey, remember that the right land will support your dreams while aligning with your practical needs. Trust the process, do your research, and when you find the perfect spot, you’ll know it.