Making Your Final Choice and Following Through

By D. David Moyer.

This chapter gives guidelines on how to make the final selection as to which parcel of land to purchase. It suggests specific information needed for the selection process and where to obtain these facts. It also discusses what you can expect regarding the transfer process itself, outlining the steps and costs typically involved.

I assume that the broad kinds of analysis suggested in previous chapters has been completed. Therefore, knowing what you want ideally, what you can obtain realistically (or can afford), and having evaluated the advantages and disadvantages (in terms of dollars, esthetics, etc.) of several general areas, you are ready to select and purchase rural property.

First of all, let's focus on three sets of factors that you should include in the process of selecting your few acres in the country. Naturally, specific factors about the parcels you are seriously considering are important. Factors concerning your family and factors concerning the community in which the land is located should also be considered.

It is best to evaluate two or more parcels using these factors. By evaluating several parcels, you are also less likely to fool yourself by overestimating the advantages and underestimating the disadvantages of a particular site.

Family factors include evaluating each potential site in terms of physical needs as well as esthetic desires of the family. To evaluate the family factors, you have to rely on your family for answers. Therefore, it is important that you be honest with yourself and take your time in making the decision of where to locate.

First consider the purpose that the property is to serve.

Whether it is to be primarily a full-time residence, recreational retreat, retirement home, or an investment property has an important bearing on what weight is assigned the various factors and, ultimately, which property to acquire. For example, if the primary purpose of the property is a second home for recreational purposes, you should consider the following kinds of questions.

How often can you realistically expect to visit the property?

Will acquisition of this property result in a major change in recreational patterns of your family?

Based on past experience, will the changed recreational pattern be for better or worse?

If the property to be acquired is to serve as the primary family residence, questions such as these should be considered.

Will job-holding members of the family still continue to work in the city?

Will there be an increase in transportation expense for commuting to work?

What impact would another doubling of energy costs (as has occurred in the last 5 years) have on the family budget?

What will be the effect of the move on the time jobholders spend with the family? (Many exurbanites who move to the country, hoping to spend more time together and strengthen family ties, have experienced the opposite result.)

Do the children have special education or medical needs? If so, are these available in the community? What will be the additional commuting time required on special buses or chauffeuring required by other family members?

Does the family have automobiles and time to chauffeur children to and from after-school activities when bus service is not available?

How will future changes in the family cycle affect the impact of school commuting problems?

Do you plan to supplement your income with part-time farming or from a home occupation or business?

Dr. Walter McKain warns against undue reliance on the chicken-farm myth. Vegetable gardens, fruit trees, chickens, a few cattle are often assumed to be good ways to reduce food costs. However, potential part-time farmers should carefully evaluate their capabilities before starting any agricultural enterprise. Past farm background and a good mechanical aptitude are important attributes to help insure a successful part-time farm.

What is the effective rate of interest you will be paying on any mortgage on the property? Remember that our income tax structure works to reduce a 9 percent interest rate to about 6 percent for someone in the 32 percent tax bracket. Therefore, consider your income and wealth positions when evaluating the impact of your land purchase on family finances.

You can compile a similar list of questions if you are looking at retirement property or other special situation purchases. Comparing your present situation with several alternatives will help ensure that all family factors are considered, as well as the relative importance of each factor.

Parcel Factors

A number of parcel factors should be considered, including regulations affecting land description, zoning, subdividing of land, other land use controls, septic disposal and water systems, plus miscellaneous factors related to specific parcels.

One of the first items to check is the parcel description. Later, at the time of closing, you will probably want to obtain the services of a title attorney or other professional title examiner. Initially however, examine the recorded plat, certified survey map, or last deed recorded on the parcel.

Compare the legal description with the property itself. Familiarity with the legal description of the parcel will be helpful as you compile information from various government offices about specific parcels you are interested in.

The county recorder's office usually can provide you with the legal description of land parcels. Commercially prepared plat books also contain property descriptions and can be found in the local library, assessor's office, or the county Extension office.

Having obtained the legal description, your next stop should be the local zoning office. This will usually be a county or township office.

Some counties may not be zoned and this stop can be skipped. However, evaluate very carefully what the lack of zoning could mean regarding the parcel you are considering, especially as to future development on adjacent lands. A major purpose of zoning is to guide development so conflicting uses are not permitted on adjacent lands.

Assuming the area is zoned, discuss your plans for the parcel with the local zoning administrator. Attempt to obtain answers to the following questions.

Is the property zoned for the use you intend?

Is zoning on adjacent properties likely to result in conflicts with your interests?

If the land is in an agricultural zoning district, is the zoning used of the cumulative or exclusive type? Since almost any land use is permitted in cumulative agricultural zoning districts, this type of zoning is relatively ineffective in dealing with many land use problems.

What are the applicable zoning regulations affecting building location on the parcel? Especially note required setbacks from the street or road, side yard and rear yard lines, as well as from septic field locations.

This is particularly important if you have a specific house plan in mind. Early efforts to consider fitting a proposed house to the parcel, rather than fitting the parcel to the house, will result in a house and lot that complement each other, as well as being compatible with garden, patio, driveway, and recreation areas.

Are there special zoning regulations that may affect use of the parcel? (Such as restrictions on mobile homes, livestock, residential development adjacent to navigable streams and lakes, and areas that are subject to flooding.)

Zoning restrictions on livestock may affect Your plans.

Many areas of the country also are covered by separate ordinances specifying requirements governing the creation, transfer, and permissibility to build on a parcel. Information onthese matters can be obtained from the zoning administrator, local or regional planning commission, and the recorder's office.

A recent incident in Dane County, Wisconsin, is a good example of the kinds of things to watch for and the problems that arise. Two brothers, residents of Michigan, each bought 20 acres (totaling 40 acres) of land-locked property, upon which they each intended to build residences. They were assured by the real estate agent that a half-mile access easement was adequate for their purpose.