Give me your opinion between building sites

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My wife and I have our eyes on two pieces of land. It will be several years before we can DO anything about purchasing some but help us sort through some pros and cons. Some helpful info: We want to build our own home on the sight. Don't know very many details, yet, about either sight, except who owns them.

SIGHT #1 - Approxamately 22-25 acres, half owned by one person, other half by someone else. Fenced around and down the middle;rectangluar shaped. Mostly pasture with a few trees running down the center fence. Open with a gentle slope to the south. Has a fenced animal area in one end with corral and small shelter. No restriction on livestock. Do not know if there is a well. City water,sewer, electricty and gas available. On a paved road on the outside edge of a small town.

SIGHT #2 - Size unsure, MUCH larger than sight #1 (probably more expensive). Has a liveable,old house which we would want to tear down eventually, outbuildings, garden spot, spot to put our own house, trees, two ponds, small creek (I think), fenced pasture and farming land. It has a well which has nitrates in it. Probably old septic system. On a paved road 6 miles from town.

Both have their advantages, but which would YOU pick and why? Cost (money) is an issue but that aside give us your opinion. THANKS (this should be fun)

-- Vaughn (vdcjm5@juno.com), April 13, 2000

Answers

Response to Give me your opinion

There's pros and cons to both. Personally I would like to be able to walk to store, PO, Library, etc., and be able to homestead, too, so I like the sound of the first one (I'd love to be able to do without a car). But I'm a little dubious about the ownership situation. Are you sure you can get both pieces with clear title? And might the town put restrictions on the keeping of livestock at some time in the future?

-- Kathleen Sanderson (stonycft@worldpath.net), April 13, 2000.

Response to Give me your opinion

My biggest concern if I were you is would the land owner next to you ever sell his portion and houses go up around where you would be?? Unless that wouldn't bother you. I myself would prefer to be far enough away from neighbors that I could yell out the window and no nosey person is gonna give me that look. I personally like seclusion (although I don't have that). Still looking for it! To me, if city water is close, than it's too close. I couldn't stand the thought of being charged for water! That's my personal opinion. GOOD LUCK !!

-- Pat (pmikul@pcpros.net), April 13, 2000.

Response to Give me your opinion

Vaughn: Go visit your neighbors and make sure they aren't to crazy. If they seem normal ask them to be truthful and tell you everything about the property. Most people are a wealth of info if you get the talky types. Watch out for the water or you will be sorry! Don't build or buy a house anywhere near a dirt road. Visit the property summer and winter. Might look different in all 4 seasons. Most important is to forgive yourself if you still make a mistake. Have fun!!!...Kirk

-- Kirk Davis (kirkay@yahoo.com), April 14, 2000.

Response to Give me your opinion

Kirk had some good points. The first property's only real advantage to me would be its south slope (better in winter). The dual ownership, closeness to town, paved road, city utilities, they all make for a lack of privacy and a source of future trouble. Towns like to spread, taking in extra land, upping taxes several hundred percent. Not knowing if it has a well (and a good one at that) is cause for immediate withdrawal from consideration until you can positively 100% ensure a water supply. Land without water is totally useless. The way many city water supplies are turning salty, having city water run in can in many cases be worse than not having any water at all (kill everything).

The second property sounds much better (if only given the two choices). Bad water can be treated (for a price). The larger the property, the greater your privacy. 6 miles is still too close for me, but thats just my preference. I'm guessing you may plan on working in town, so with that in mind, the 2nd property would be close enough.

To be openly honest, from your description, it gives me a bad feeling about both properties. Sanitation is on an equal importance with water. Any land thats been contaminated should be avoided at all costs. Your family's health is worth far more than saving a few dollars. Since you asked for advice,,,, seriously consider looking around the area before accepting what's currently available. Don't be in a rush, take your time, wait until good land becomes available.

-- Larry (sesquiq@mail.com), April 14, 2000.


Response to Give me your opinion

What state ? Nitrates in well water ? Depth of well? For instance, everyone in Iowa with a 90 foot well is dying of some form of cancer. It takes 165 feet of Iowa's limestone based under-soil to filter out the present rate of nitrates in fertilizers. You need more information on the properties. Fences are things that don't last--15 to 20 years and you replace them or scrap them. Houses that are ready for the blade of a D8 dozer are a liability--not an asset ! You can built for 1/3 less on a new site than to prepare the site with an existing 2 story on it. I never personally worry about neighbors--crazy or otherwise--they are easily trained to respect your fence. Property taxes are usually the biggest issue. The one site with 2 ownwrs?--that will require you get a lawyer and read the deed carefully !!!!!!!

-- Joel Rosen (Joel681@webtv.net), April 14, 2000.


Response to Give me your opinion

Personally, I would avoid the 25 acres. Even if the neighbor is santa claus, hes still a fairly close neighbor. Not only that, while being close to town has its advantages it sounds like you're too close to town for my comfort. If city water and sewer is available theres a chance you would have no choice but to hook up to it. If city water and sewer is there already, does town plan to annex some time in the future. How would you feel about living in the city limits. If not, a shared well is just another invite to problems somewhere down the road.

As to the larger tract, the more remote the better as far as I'm concerned. I would talk to local well drillers and see what they have to say about the nitrates. Is it a common problem in the area? Would drilling another well solve the problem? Would the filtration systems available these days take care of it? and if so, what volumes of water do you expect to use? If you'll be having stock, thats a consideration too?

I concur with some of the others. Don't rush into things and do your homework. Good luck!

-- john leake (natlivent@pcpros.net), April 14, 2000.


Response to Give me your opinion

We had a well that had nitrates on the property we just sold and the only way you can rid water of nitrates is with reverse osmosis. That limits your uses unless you have a very large bank account. You can't even water livestock without some effect on their health. Personally, I would never buy another piece of property with that problem again! Without good water the land is worthless! good luck

-- Mary (rank@gte.net), April 14, 2000.

Response to Give me your opinion

Vaughn - you need to give us more info. Especially, where? 20 to 25 acres is actually MORE than you need to "homestead" in most areas, unless you plan garden, and raise a whole lot of critters. And unless you are going to get all income from the homestead. I guess the key is to ask what you plan to grow or raise, what your market is, how many are you, what is your experience, and what is your dedication? We live pretty simply, have a small pension, work part- time (regularly), and raise most of what we need. Works for us, but far from a universal solution! Give us a little more info. You have the most incredible free knowledge at your fingertips! GL!

-- Brad (homefixer@mix-net.net), April 15, 2000.

Response to Give me your opinion

OK, let's see if I can remember and answer all the questions. The 25 acres is two seperate parcels that back up to each other. If we can't buy both we don't want either. It is about two acres wide and aprrox. 12 acres long. Bordered by a dirt road (wheat field across the street)on the west, a corn field on the north and two houses across the paved street to the east,but they front to the next street over and their back yards face our street. Not much of a chance for more growth. It has about 25 head of cattle on it right now. It IS in the "city" limits. A very small eastern Kansas town of 600. No zoning law as of now. My wife fell in love with it the first time she saw it. It(they) is not for sale presently. (At least no one else will buy it) We plan to garden, have chickens maybe a beef cow and pig occasionally. I would like to dig a pond for fishing. I love to garden and may want to try our hand on something larger for Farmer's Market. Mainly just want space to spread out and enjoy the sunset. By the time we can afford it, it will probably just be me and my wife. If God blesses abundantly maybe one son will still be home.

SIGHT #2 is really too big for our needs and all the nitrate talk as got us shy.

-- Vaughn (vdcjm5@juno.com), April 15, 2000.


Response to Give me your opinion

Vaughn, We are in Ks about 30 miles south of KC in small rural area. We have sixteen acres which we thought would be perfect for what we wanted. Now, six years later we have learned a little more. All the farmers around us started selling out and retiring. they sold to subdivisions. Houses going up all around us. We also loved sheep so much it is becoming more than a hobby and we need more room. We were not so worried about town location. We are about ten miles from town and I go to church every day and don't mind at all. My husband works all over KC so that was no problem either,one site is as close as the next. I homeschool so that didn't matter for as you may well know, the school system in Ks is run pretty much by the local system and can leave a lot to be desired especially if you have special needs of any kind. Considering how much you can spend of course, think about the larger parcel. You can always sell off some down the road. We can get more land now, but the expense of out buildings is more than we can bear right now. You spend so much in the beginning setting up that starting over can sometimes be unreasonable. We are on rural water and I have no experience with wells but it sounds like others here are most useful. I do feel that taxes in rural Ks are very fair compared to other place we have lived and what our scattered families pay. One thing you might do, check on the county building codes. Will they let you add on without archeits (sp. and I should very well know how to spell that one!). Not a problem for us but we have cried for others when the road was going to be widened and take a cut through the property. The highway south of us is going to be widened in a few years and several places have gone up for sale as it will take their yards and their houses are fairly close to the frontage. They of course don't mention this to potential buyers. Doesn't all this info make you nervous! But it is worth all of it. I also would prefer to have a good rural real estate agent who is familiar with the county, preferably one who has lived there forever like ours has. Remember in Ks now you can have buyers agents who look after your wefare even tho the seller is paying the commision. I know a lot of folks would rather deal with the owner but remember "Buyer Beware" rule. Make your list out and hand to an agent and let him do the work. I know most people are fair and honest, but sometimes there are problems they aren't going to mention and you can't hold them responsible later. You usually can't even find them. Especially when you want a clear title as was mentioned before. But I love the land and I most love east Ks. It is the most wonderful place I have ever lived. We have been here 15 years and it gets better every day.

-- Susie (goodartfarm@msn.com), April 17, 2000.


Be very careful of nitrates in the water. Most farm areas have this problem and the midwest, farm belt does have a large cancer rate. These days most people have rural water, due to wells drying up or contaiminated water

-- sharon rossiter (slr@tctelco.net), April 24, 2001.

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