Score a property
Rate the land
you are looking at.
Answer what you know. Unknowns are left out of the score and listed so you know what to ask. Water, access, density, hazards and zoning carry the most weight.
The checklist
Seventeen things
to consider.
We walk every property against this list before a client makes an offer. Read why each one matters.
Water on the property
Nothing matters more. A producing well, a spring, a creek or a pond with a recorded water right is the difference between an estate that holds and one that hauls water. Ask for well logs on the parcel and its neighbors.
Water rights and seniority
In the West, water rights are property separate from the land. Senior rights hold in a drought; junior rights are curtailed first. Confirm by right number which water transfers with the deed.
Distance of the drive
You must be able to get there when it matters, on roads others are also using. Our rule of thumb is a property you can reach on a single tank of fuel, without crossing a major metro area.
Year-round access
A property you cannot reach in February is not a refuge. Look for legal, recorded access on a road that is maintained and plowed, with grades a loaded truck can climb in snow.
Access to national forest or public land
Bordering national forest or BLM land means no neighbors on that side, room to hunt and hike, and in many forests a personal-use firewood permit. Rules, limits and seasons vary by forest and ranger district.
Timber for firewood
Wood is the heat source that needs no grid, no delivery and no fuel tank. A treed parcel lets the household cut, season and store its own firewood and keeps a backup heat source fed for as long as the estate stands.
Soil and building ground
Good soil feeds the household; good subsoil carries the quarters below. Check the USDA Web Soil Survey for drainage and depth to bedrock or groundwater before you plan anything below grade.
Sun, slope and aspect
A south-facing slope (in the Northern Hemisphere) warms early, sheds snow, grows food and gives solar panels a clear winter sky. North-facing ground in a narrow canyon may see little winter sun at all.
USDA zone and growing season
The USDA hardiness zone tells you which perennials, fruit trees and orchards survive the winter; the frost-free season tells you how long the garden produces. A greenhouse extends both, but it cannot replace them.
People per square mile
Distance from population is protection. In a long disruption, trouble follows crowds and the roads out of them. Check county density, not just the town: the Mountain West ranges from under 10 people per square mile to the dense Wasatch Front.
Distance from highways, rail and industry
Interstates carry crowds; rail lines, pipelines and plants carry chemical risk. Map what lies within ten miles and which way the wind blows from it.
One way in, clear sight lines
The best compound sites have a single road in, terrain that lets you see who is coming, and natural barriers on other sides.
Wildfire, flood and earthquake
Check the FEMA flood map, the wildfire risk for the county, and mapped faults. Ground that floods, burns or slides is ground you cannot hold.
Distance to medical care
Self-reliance includes a plan for the day someone needs a surgeon. Know the drive to the nearest hospital with an emergency department, and whether it is reachable in winter.
Zoning, codes and permits
Confirm the county will permit a residence, below-grade construction, wells, septic and outbuildings on this parcel before you buy. Some zones forbid dwellings altogether.
Mineral rights and easements
Find out who owns the minerals beneath the surface, and what easements cross the land: pipelines, power lines and access for others.
Power, internet and communications
Off grid does not mean out of touch. Check cell coverage, satellite internet line of sight and radio terrain, and whether a utility connection is available as a backup.
Where to check
Free tools
we use.
Every one of these is public and free. They are the first pass; a site visit and professional due diligence come next.
Water rights
Each Western state publishes water rights and well logs through its state engineer or water resources department. Our state land guides link to each one.
Soils
The USDA Web Soil Survey maps soil type, drainage and depth to bedrock for most of the country.
Flood zones
The FEMA Flood Map Service Center shows mapped floodplains for any address.
Growing zones
The USDA Plant Hardiness Zone Map gives the zone for any ZIP code.
Population
Census data gives population and land area by county, which is how density is measured.
Public land
National forest and BLM maps show public land boundaries; ranger districts sell firewood permits where allowed.
Questions
Common
questions.
What is the most important thing to look for in land for a compound?
Water. A property with a producing well or spring and secure, senior water rights can support a household indefinitely. Without it, every other advantage is borrowed time.
How far away should a retreat property be?
Far enough to be away from population and major highways, close enough to reach on one tank of fuel without crossing a major metro area. For most of our clients that is a few hours, not a day.
Why does bordering national forest matter?
Public land on a boundary means no neighbors on that side, room to hunt and hike, and in many national forests a personal-use firewood permit. Rules vary by forest, so check with the local ranger district.
How many people per square mile is remote enough?
There is no single number, but the Mountain West offers counties under 10 people per square mile. Fewer people means fewer crowds on the roads and less pressure on the area in a long disruption.
Land Search
Let us vet
the land.
Send the parcels you are considering, or tell us what you want, and we will search privately and verify water, access and permitting before you commit.