Hey All-
Incredible forum here, I've been learning from it here and there for months now. I'd like to draw on the well of knowledge here to learn more about the most pressing issue at my stage of homestead development: buying land. I live in Northern California, where I'll soon be scouring the most rural parts for the right property to begin a sustainable homestead. I have a few qualities in mind that I'll be looking for, but no doubt those of you who are currently living off the land have discovered less obvious aspects of your land that are critical, or perhaps should be avoided. Here I'll list what I'm consciously looking for, and would love to have others add to the list!
1)
Water access has got to be the most critical thing. I plan to raise a small herd of goats, as well as chickens, rabbits, and perhaps a pig or two. Not to mention an irrigated garden and orchards (perhaps I can choose the right species to dry farm, but at any rate I'll need plenty of water). Ideally this would be a year round running stream, though a good well drawing from a reasonably well protected aquifer would do as well. On the North Coast, rainfall is currently plentiful, and in some areas perhaps good catchment systems would provide me with enough water year round.
2)
Low Property Taxes: I've never bought anything significant in my life, so these are uncharted waters for me. From what I understand, the amount of money I'll have to come up with every year will be a function of the initial sale price, and the particular laws of the county I'm living in? At any rate, I hope this will be one of my few fixed payments to make each year.
3)
Weather: Seems a no brainer. I've got to be able to grow what I want to grow, and the animals I want to raise ought to survive in the climate I'm buying in. Most coastal parts of NorCal are awfully mild in the winter (rarely below freezing at night), and get good long, warm summers. I'll want to check out average sunlight hours in the area. Before considering buying in an alpine climate, I'd have to learn more about what crops thrive there.
4)
Water/Mineral Rights: From what I understand, some properties are sold while the rights to water, minerals, etc. belong to someone else. This can mean some folks showing up to your homestead years later with the legal right to mine the hell out of your property.
5)
Check out the Neighbors Ideally, I think I'm looking for a property bordered by BLM land. These federal lands seem to be fairly untouched for a long time now, as good a bet as any land to remain undeveloped. A wealthy, city-dwelling neighbor who is currently constructing a 50,000 square ft mansion next door would not be such a great sign. In a perfect world, the neighbors are permaculture-loving hippies who are growing all the crops I love but don't have time to grow.
6)
Test the Soil Find out the basic composition of the soil, pH, etc. Check out what plants are natively growing on the property. Is the soil currently suitable for the crops you want to grow, or will it need to be remedied?
7)
Existing woodland: I'll definitely be looking to construct dwellings on the property from local materials. This will almost certainly require local timber, so some trees on the property is a big plus. Not to mention the wildlife habitat they provide.
Wildlife: In a rural place, a lack of wildlife would be a red flag for me. If I'm looking to tweak an existing ecosystem to serve my needs, there needs to be an already strong, healthy ecosystem in the first place. If there aren't plenty of critters already patrolling the place in the spring and summer, I'd shy away from that given property.
9)
Local Building Codes: As a future owner builder, the local laws will affect me greatly, so I'll need to know them before settling in anywhere. So far, it seems like Mendocino County has by far the most liberal laws on building. If you live on the property you own for more than 5 years, you are free to construct any "natural" dwelling, meaning made primarily from materials harvested from local lands, without ever applying for a building permit. Yep that's right, no need to even tell anyone you're building, and it's legal. This law was passed with homesteading hippies in mind. Other counties would be varying degrees of less lenient when it comes to alternative building methods.
10)
Local Livestock Slaughter Laws: I've heard that some counties do not allow home processing of livestock? This would be an automatic disqualifier for me, as I'll insist on killing and processing my animals, they won't be sent off property to be handled by anyone else.
11)
Potential for Energy Production: Does the site offer renewable energy that could be harnessed? This is partly why I want a year round stream, though I'm open to solar panels and/or a wind turbine, provided there is consistent sunshine and/or winds.
Well, that's my list so far. Before I really begin the land search, I'd like to get a more comprehensive list together of things to consider. If anyone has been living on a property for a couple of decades regretting that little thing they overlooked at purchase time, fire away. Or if there's that little thing you
did consider, and you're thrilled about it, let's hear it. Or if you're just setting out like me, and have got some bright ideas I've missed, have at it. I hope this one catches on!
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