Buying a rural home can be a unique and rewarding experience, offering a peaceful escape from the hustle and bustle of urban life. Whether you’re looking for a weekend retreat, a retirement home, or a permanent residence, there are several key factors to consider when purchasing a rural property.
Let’s explore some important aspects to keep in mind during the process.
LOCATION: We have all heard that the key to buying real estate is “location, location, location!” And, choosing the right location is crucial when buying a rural home in the Sierra Foothills and the Gold Country. It is important to consider factors such as the proximity to amenities, healthcare facilities, schools, and accessibility to nearby towns.
The natural surroundings is another key component in determining where you want to live – do you want a property with breathtaking mountain views, a serene lake, expansive acreage for a horse property, hobby farm, recreation/camping, a remote property for complete privacy – or do you want to be closer to town?
INFRASTRUCTURE AND UTILITIES: Rural areas in the Sierra Foothills and the Gold County usually do not have the same level of infrastructure and utilities as urban settings. When looking at rural properties it is crucial to check the availability and reliability of services such as water supply, electricity, and internet connectivity. Determining the availability and costs as well as the potential challenges associated with the types of infrastruce and available utilities is key.
In-town homes in rural areas are likely to have public services as well as cell phone coverage and internet; however, the more rural the property the less likely. Rather than having a public water hook-up a rural home will have a well for domestic water use. Irrigation for gardening, pastures, and such, may be provided by a county irrigation district.
Gas is likely to be serviced by a propane company where the property owner can either buy or lease the propane tank for the home. In-town homes may have public sewer hook-ups, but rural properties will be on septic systems.
Electricity will be provided by the Pacific Gas and Electric Company in the Sierra Foothills and the Gold County; but power outages are not uncommon during bad storms, so it is always advisable to have a back-up system for electricity. This can be a whole house generator powered by propane, or by using a gas-driven generator, or perhaps a solar system with back-up batteries.
The more remote the property the less likely there will be good cell phone coverage or internet availability. Satellite services for the internet are sometimes available depending on the location of the property; so if you are planning to work from home, enjoy gaming or streaming, or need stable cell phone service, then knowing if these services are available is most important in determining if a particular property fits your needs.
PROPERTY INSPECTIONS: A thorough property inspection is always recommended, especially in rural areas where there can be unique challenges associated with a property. I always encourage my clients to have the condition of the house, outbuildings, and sometimes the land itself inspected. Inspecting the well’s production and water quality, the septic system’s functionality, and conducing a pest inspection for signs of pests, dry rot or fungus is also advised.
ACCESSIBILITY: Consideration of the accessibility of the property is another key element in determining whether a particular property is a good fit for you. Rural areas in the Sierra Foothills and the Gold Country can have many unpaved roads that may be graded gravel if maintained by the county, or can be unmaintained dirt roads. Some areas may only be accessible with a Four Wheel Drive vehicle. Some may only be accessible during certain times of the year.
Researching the location and the accessibility of the property helps in determining whether the property fits your needs. Is it a higher elevation above the snow line? Is the terrain level, gently rolling or steep? Is there ease of access during different seasons, especially if you’re planning to visit or live at the property year-round.
Main highways and major county roads will be plowed in the winter, but more remote county roads may not because they are inaccessible. Private roads and driveways may have to be maintained by the homeowner, or by a neighborhood road association, or as part of a Homeowner’s Association.
COMMUNITY AND LIFESTYLE: The small town and rural lifestyle, community spirit, history, outdoor activities and various cultural events are among the things that make the lifestyle of the Sierra Foothills and Gold Country unique. I always encourage my clients to spend as much time as their schedule allows when looking for properties to also set time aside to simply enjoy what the area has to offer.
There are music festivals, film festivals, and live theater shows, wine-tasting events, car shows, county fairs, holiday events, such as Victorian Christmas in Nevada City, and Cornish Christmas in Grass Valley, and old-time Fourth of July parades. There are farmer’s markets, good restaurants, locally owned coffee shops, and other one of a kind boutique shops. The area has many types of social and special interest clubs as well as charitable organizations to join. There are numerous hiking trails, equestrian opportunities, boating, biking, and other year-round outdoor activities for all ages.
Embracing the sense of community in rural living and understanding the local lifestyle will help you make new friends and integrate seamlessly into the community.
BUDGET: Establish a clear budget and explore financing options. Rural properties may be more affordable than their urban counterparts, but there can be additional costs, like well drilling, septic system installation, bringing power to the property, or installing a solar system, as well as maintenance of the well, septic system and so on.
ENVIRONMENTAL CONSIDERATIONS: Be mindful of the environment surrounding your rural property. Some rural properties in the Sierra Foothills and the Gold Country can have abandoned or active mines on the property. Some properties may have seasonal or year round creeks and streams or ponds. Learning about the local flora and fauna, potential environmental hazards, and any conservation or other easements that may affect your land will aide in determining which property is the right fit for you.
FUTURE DEVELOPMENT PLANS: Research any planned developments or infrastructure projects in the area. This information can impact the future value and appeal of your rural property.
WORK WITH A REAL ESTATE PROFESSIONAL: I recommend working with a real estate professional familiar with rural properties in the Sierra Foothills and Gold Country. Local Realtors can guide you through any legal considerations, property rights issues, and unique regulations/permitting issues that apply to rural real estate. Local Realtors can assist in assessing whether a particular property fits your needs and can suggest the types of inspections that can be done to understand the condition of the property. They can help you locate local resources for property inspections, well tests and well water tests, septic system inspections, pest and termite inspections, and more.
CONCLUSION: Buying a rural home is a significant decision that requires careful consideration of various factors. By taking the time to research, inspect, and understand the unique aspects of rural living, you can make an informed decision and create a fulfilling lifestyle in your new rural abode.
Meg Curry, DRE 02100077
“Turning Dreams into Reality: Your Trusted Real Estate Advisor for the Sierra Foothills and Gold Country.”