How to Find and Buy Off-Grid Land
- Craig Kaiser
- Oct 15
- 10 min read
The dream of an off-grid life appeals to many. It promises self-sufficiency, a deep connection with nature, and freedom from the complexities of modern infrastructure. This lifestyle is about creating a sustainable existence powered by your own resources. But turning this dream into reality starts with a crucial first step: finding the right piece of land. This guide will walk you through how to find off-grid properties, what to look for, and what to avoid to ensure you're set up for success.
What is Off-Grid Living?
Living off the grid means achieving a self-sufficient lifestyle by disconnecting from public utilities and independently meeting your basic needs. "The grid" refers to the network of utilities most homes rely on, such as electricity, water, sewage, and natural gas. Off-grid living typically involves generating your own energy (via solar, wind, or hydropower), sourcing water (through wells or rain collection), managing waste, and often growing your own food.
How to Find Off-Grid Land
Finding land suitable for an off-grid lifestyle requires a different approach than a typical home search. These properties are often in remote locations and may not be listed on mainstream real estate sites. Here’s how to start your search.
Determine Where You Want to Live
First, you'll need to determine where you want to live, and it's essential to consider several key factors. Pick a part of the country you like, based on your needs and preferences. New Mexico and Missouri are often cited as the easiest states for off-grid living due to their affordable land, minimal zoning, and supportive regulations. New Mexico is recognized for encouraging rainwater collection, while Missouri offers viable water resources and renewable energy incentives. Other strong options include Iowa (for infrastructure), Texas (for land availability), and states like Colorado and Tennessee (for overall favorable conditions).
Start by evaluating the climate of the area, as this will influence your ability to grow food, access water, and generate energy. For instance, sunny regions are ideal for solar power, while areas with consistent wind may support wind turbines. Then make a list of your smaller needs like road access, access to fresh water, distance to a town, etc.
Next, research the local laws and regulations regarding off-grid systems, as some areas may have restrictions on water collection, composting, or energy systems. Access to natural resources, such as nearby forests for firewood or bodies of water for fishing, is also crucial. Additionally, consider the remoteness of the location and how it aligns with your need for privacy versus accessibility to goods, services, and community.
Use Specialized Online Marketplaces
The most efficient way to begin your search is on platforms dedicated to land sales that host properties listed for sale by owner and by real estate professionals. You will want to filter your search based on specific criteria that are important for off-grid living, such as acreage to ensure you have enough space for a garden, animals, and privacy. Water access is crucial, so look for properties with existing wells, springs, or proximity to a river or creek. Additionally, consider topography, filtering for land that is flat enough for building and farming or has the varied terrain you desire.
Finding the perfect off-grid property takes patience, research, and due diligence- but the reward of land that truly supports your self-sufficient lifestyle is worth the effort. To find off-grid land, start with LandApp's marketplace. Browse hundreds of off-grid land listings across the country on LandApp, filtering by acreage, price, location, and more to discover properties that match your checklist.
Explore Off-Grid Properties in Person & Network
There is no substitute for getting your boots on the ground. After you've found a property of interest, visit the property and the surrounding area. Driving around will give you a feel for the land and might help you spot "For Sale By Owner" signs on properties that are not advertised online. As you look at each property, take note of what it has compared to your list of needs and how it fits into your budget. Pay attention to the condition of neighboring properties. Are they well-maintained? Do you see signs of successful gardens or small-scale farming? This can tell you a lot about the viability of the land in that area.
Don't rush into buying a property. Before making such a significant investment, it's wise to visit the location multiple times, ideally during at least two different seasons. It's also smart to consider when you want to buy the land-the best time to buy land is generally during the winter months, when land is more affordable. A piece of land can look drastically different depending on the time of year. For example, what appears to be a beautiful, lush wooded area in the summer might turn into a flooded, unusable swamp in the spring after the snow melts. Visiting during both a dry and a wet season will give you a much more accurate picture of the property's true character and potential challenges. Always do thorough research and take your time to ensure the land meets your needs year-round.
When exploring off-grid properties, you should also connect with the people who live there. Visit the local town, stop by the feed store, and talk to farmers at the market. These conversations are invaluable. Locals often know about properties for sale that aren't officially listed anywhere. They can also provide crucial information about the area, such as water table levels, typical weather patterns, and community dynamics. Building these relationships can lead you to your perfect property and help you integrate into your new community.
What to Look for When Buying Off-Grid Land
Finding a property is just the first step. Evaluating its potential for an off-grid lifestyle is the next. Key factors to consider when buying off-grid land include water access, accessibility and proximity to services, zoning laws, renewable energy potential, topography, and soil quality.
1) Water Access and Rights
Water is the most critical resource for any off-grid property. Without reliable water, even the most beautiful land becomes nearly uninhabitable.
Existing Wells: Search for properties with existing wells- water wells producing 5+ GPM w are ideal for full-time living. If a property you're interested in buying has a water well, ask about water quality tests and treatment systems that are already in place and verify the well is legally permitted and complies with local codes.
Sources of Water: Look for properties with year-round access to water. This could be a drilled well, a natural spring, a creek, a river, or a pond. Rainwater collection systems are excellent but should be considered a supplementary source, not a primary one. You can calculate annual rainfall for the area through NOAA.
Water Rights: In many states, especially in the West, owning land with water on it does not automatically give you the right to use it. Research the water rights associated with the property- riparian rights vary significantly by state. Will the water rights transfer with the sale? Are there any restrictions on usage? This is a legal detail you cannot afford to overlook.
Water Quality: Always test the water quality before purchasing. Have it tested for bacteria, nitrates, heavy metals, and other contaminants to ensure it is safe for drinking and agriculture.
2) Access & Roads
When buying off-grid land, check for existing road access and assess how far you are willing to live from essential services, like grocery stores and hospitals. A property is only as good as your ability to reach it- and maintain that access year-round.
Legal Access: Verify deeded access or an official easement to the property; handshake agreements with neighbors are not legally binding. Check if you're responsible for maintaining shared roads or easements and confirm the access road is wide enough for construction vehicles and delivery trucks.
Road Condition & Maintenance: Determine if the road is passable in a standard vehicle, or if it requires a 4WD. Ask about snow removal responsibilities and costs, especially in winter climates. Assess the road grade, as steep inclines can be dangerous and expensive to maintain.
Distance from Services: How far is the property from the nearest town, hospital, or emergency services? You should also consider the drive time in poor weather conditions. Additionally, factor in the proximity to supply stores for building materials and necessities, and consider the fuel costs if you'll be making regular trips.
3) Zoning Regulations and Land Use
Just because a property is rural doesn’t mean it’s free from rules. If you're buying land for an off-grid lifestyle, be sure to consider the zoning laws associated with the property. Local property assessor data typically details zoning laws for specific parcels.
Zoning Laws: Check with the local county planning department to understand the zoning laws for the property. Is it zoned for residential use? Agricultural? Are there restrictions on the type or number of structures you can build?
Building Codes: Some rural counties have minimal building codes, while others are just as strict as urban areas. Find out what exactly you are permitted to build on the land and if you will need to adhere to conventional building standards.
Covenants and Restrictions: Some properties come with covenants, conditions, and restrictions (CC&Rs) that can dictate how you use the land. These can be set by a previous owner or a homeowners' association (HOA), even in rural areas.
Consider Sewage Disposal: Sewage disposal is often the biggest legal challenge for off-grid living. Without access to a municipal sewage system, you'll likely need a septic system. Building an approved septic system can be expensive, and in some areas, it may not even be feasible. You will need a permit and inspections to ensure it meets regulations.
4) Potential for Renewable Energy
Since you won't be connected to the grid, you'll need to generate your own power and consider backup generator options. The land you choose will heavily influence your options.
Solar Potential: Your property needs good sun exposure and high solar irradiance to make a solar power system viable. Look for a south-facing slope or an open meadow clear of tall trees or mountains that could cast long shadows, especially in the winter. You'll also need to calculate the ground space needed for your estimated power requirements. Remember that typical off-grid homes need 5-10kW systems, requiring 300-600 square feet of panel space.
Wind Potential: If you are considering wind power, the property should be in an area known for consistent wind speeds. Hilltops or open plains are often ideal locations for a residential wind turbine.
Hydro Potential: If the property has a year-round creek or stream with a significant drop in elevation, you may be able to set up a micro-hydro system. These systems can provide reliable, 24/7 power.
Backup Generator Options: Even with solar or wind power, you'll likely need a backup generator. Ensure you can safely store propane or fuel on the property and check noise ordinances if the property has close neighbors.
5) Topography and Soil Quality
The physical characteristics of the land will determine what you can do with it. If food production is part of your off-grid plan, soil quality is non-negotiable. If you want to build a home on the property, consider how steep the land is and if the property is accessible for builders.
Land Layout: A mix of terrain can be ideal. You need flat, stable topography for your homesite and outbuildings, but you'll want gentle slopes with southern exposure for cultivation. Avoid low-lying areas prone to frost pockets, but keep in mind that steep, wooded hillsides can be great for privacy, firewood, and foraging. Be sure to also assess natural drainage to prevent waterlogging issues.
Soil Health: If you plan to grow food, healthy soil is non-negotiable. You can get a soil test kit to check the pH, nutrient levels, and potential soil contamination. Look for dark, rich soil types. Sandy or heavy clay soils can be amended, but it requires significant work.
Accessibility: How will you get to your property? Is there year-round, maintained road access? A dirt road might be charming in the summer but could become an impassable mud pit in the spring or be buried in snow in the winter.
Existing Vegetation: Check the existing vegetation on the property, as this can be a good indicator of soil quality and water availability. For example, mature trees often indicate good soil quality and water availability. Observe what's growing naturally, as these plants thrive in local conditions. Also, consider the potential clearing costs if the land is heavily forested.
You can check the topography and soil quality of a property you're interested in buying within LandApp's marketplace. After selecting a listing, navigate to the Property Features tab to view the topography and soil data for the parcel. If you're interested in assessing the soil quality and topography of a property that is not listed on LandApp's marketplace, simply find the parcel on LandApp's map to create a free Property Report.
What to Avoid When Purchasing Off-Grid Land
Building an off-grid home is a major undertaking that requires careful planning and preparation. To live self-sufficiently, you'll need to source your own power, water, and security without relying on traditional infrastructure. Avoiding common mistakes is key to making your off-grid dream a reality. First, be sure to spend a lot of time considering your location, as this is crucial for off-grid living. Rushing into land ownership without thoroughly evaluating the site can lead to significant regrets. A poor location can derail your off-grid living project before it even begins.
Another common pitfall for off-grid builders is underestimating costs by focusing only on construction and overlooking essential systems like energy, water, waste management, and site preparation. To avoid this, ensure your budget includes critical items such as solar panels, inverters, charge controllers, site clearing, excavation, access road construction, permitting, code compliance, and professional labor for specialized systems like electrical and septic. As a pro tip, always add at least a 50% buffer to your best-case budget projection to cover any unforeseen surprises. While off-the-grid living can greatly lower your expenses, you'll still need to pay property taxes, utilities, and maintain your home. You'll also have to budget for living costs like food, transportation, and other essentials.
Prioritize your utility planning by focusing on essentials like water, electricity, and climate control before adding luxuries. Start by setting up water systems, including wells, tanks, and filtration. Next, manage climate control with proper insulation, ventilation, and thermal mass. Then, establish your electrical system using solar power and a battery bank. Once these core utilities are in place, you can add wastewater solutions like septic systems, cooking options such as propane stoves, and low-power LED lighting. Appliances and other comforts should only be considered after the essentials are fully established, as reliable energy and water are the true foundations of off-grid living.
Remote locations provide peace and quiet, but they also bring potential risks, so be sure to consider the property's security. Protect your cabin and your peace of mind by implementing basic security measures. Consider installing motion-sensing perimeter lights, using solar-powered security cameras and alarms (backed by EcoFlow DELTA 2 Max units), reinforcing doors and windows, and even building a safe room for emergencies. Remember, security isn't just about preventing theft; it's about feeling safe and secure in isolated conditions.
Off-Grid Land for Sale
Finding and buying off-grid land is a journey that requires research, patience, and a clear vision of the life you want to build. By focusing on the essentials- water, zoning, energy potential, and land quality- you can confidently choose a piece of land that will serve as the foundation for your dream of self-sufficiency.
Ready to start your search? The perfect piece of land is out there waiting for you. Explore hundreds of off-grid properties for sale right now on LandApp's marketplace. With our powerful search filters and detailed listings, you can find the ideal foundation for your off-grid dream.
