What should you check before buying land for a homestead?
Short answer
Check water first: without reliable water in summer there is no garden and no livestock. Visit the plot at least three times, in winter, spring and late summer, dig a test pit 40–60 cm deep, and ask the neighbors when the spring dries up and where the frost settles. Pay nothing until title, access and water are checked.
A short checklist
| Check | Why it matters |
|---|---|
| Water in late summer | A spring that runs in April may be dry in August |
| Three visits across the year | Winter shows flooding and mud, late summer shows drought |
| Test pit 40–60 cm deep | Shows what is under the grass |
| The neighbors | They know when the spring dries up and where frost settles |
| Title, access and water rights | These decide whether you can use the land at all |
Don't skip these
- Flood maps. Check official maps for your area.
- Water rights. A stream running across your land is not automatically yours to use.
- Paperwork first. Don't pay anything until title, access and water are confirmed, ideally with a lawyer or notary.
Mark a plot on the map to see its climate and a food estimate for free before you decide.
The full guide also gives you
Choosing and assessing land
How to read a plot before you buy it or dig the first spade — water, soil, sun, access, risks and paperwork, step by step
- Plot score
- Comparing plots
- Soil test log
- Questions for the seller and neighbours
- A year of watching the plot
- Land area calculator
- True cost of the plot
- Contacts for your plot
Sources: FAO, Guidelines for Soil Description; USDA NRCS, Guide to Texture by Feel; Mollison, Permaculture: A Designers' Manual; Falk, The Resilient Farm and Homestead; FEMA Flood Map Service Center.
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