15 Hard-Learned Lessons from 15 Years as a Rural Realtor & Broker/Owner
After 15 years in rural real estate, I’ve seen it all. I’ve walked properties where the seller “forgot” to mention they had a shared well agreement, caught deals that would’ve left buyers with uninsurable homes, and watched good offers fall apart because financing wasn’t structured for rural lending.
Real estate has one of the highest turnover rates of any industry, yet I’m still here because I see red flags others miss and offer objective guidance. If you’re buying rural, these 15 lessons could save you money, stress, and regret:
1. Secure Financing Early—Especially for Rural Properties
Rural financing is not the same as urban financing. Many lenders won’t finance properties with uninsurable homes, no permanent foundations, or certain types of septic systems. Even with pre-approval, financing can take weeks. Get it sorted early and make sure your financing condition reflects realistic timelines.
2. Choose a Mortgage Broker Who Knows Rural Lending
Not all brokers understand the unique challenges of financing agricultural or off-grid properties. You need someone who knows which lenders will finance acreages, bare land, or homes with multiple structures—because not every bank will touch them.
3. Appraisal Value vs. Assessment Value Are Not the Same
The government’s assessed value has nothing to do with what a property will actually sell for. Appraisals (market-based) determine what buyers are willing to pay, and in rural areas, they can vary significantly depending on location, zoning, and land use.
4. Not Every Agent Can Sell Rural & Agricultural Properties—Check Their License
Not all agents are licensed to sell agricultural or rural properties. I vet agents on the other side of the deal—no proper licensing, no sale. If they don’t understand well reports, septic inspections, or rural zoning, it can cost you big time.
5. Pay Attention to Water Sources
A home without a reliable water source is a liability. Wells can go dry, and hauled water might not be ideal for your lifestyle. Always ask about water flow rates, water rights, and whether a property has ever experienced shortages.
6. Septic Systems Can Be a Dealbreaker
Replacing a septic system can cost $20,000 (or more), and some older systems won’t pass inspection. Always get a professional to check the septic BEFORE you buy.
7. Sellers Don’t Always Disclose Everything—But I Can Tell When They’re Hiding Something
Having potentially sold properties more than once or acted in negotiations in the past, I’ve developed a keen awareness of details that may not always be disclosed. While I won’t disclose confidential information, my experience allows me to recognize gaps, ask the right questions, and ensure full transparency—protecting your interests throughout the process.
8. Rural Properties Take Longer to Sell—Buy with Resale in Mind
Unlike city homes, rural properties don’t sell overnight. Choose wisely, because if you need to sell down the road, your buyer pool will be smaller, and certain property types sit on the market longer than others.
9. Zoning & Land Use Can Make or Break Your Plans
Not all land is created equal. Some properties have restrictions on livestock, building, or subdividing. If you’re dreaming of a hobby farm or an Airbnb, make sure the zoning allows it first.
10. Negotiation Is More Than Just Price—It’s About Knowing the Market
Lowballing in a rural market can backfire. Some properties are priced high because the seller doesn’t really need to sell. Others are priced low because the seller wants a quick deal. An experienced agent can read between the lines and negotiate strategically.
11. Acreage Size Isn’t Everything—Land Quality Matters
Ten acres of swampy land isn’t as valuable as five acres of prime soil. If you plan to garden, keep animals, or build, the quality and usability of the land are just as important as the size.
12. Be Ready for Road Conditions & Maintenance Responsibilities
Rural roads aren’t always maintained by the county. If your dream property is on a private or seasonal road, you might be responsible for snow removal, grading, and repairs.
13. Be Wary of DIY Renovations
Many rural homes have been “updated” by the owner, but that doesn’t mean it was done right. Poorly installed electrical, plumbing, or structural changes can lead to big headaches down the road. Get an licensed inspection- from someone who is reputable and has insurance, better safe than sorry.
14. Don’t Underestimate the Importance of a Home Inspection—Even for Newer Builds
Even if a home is only a few years old, rural properties have unique challenges. Some new builds cut corners on drainage, insulation, or foundation work. A thorough inspection is always worth it.
15. Post-Sale Support Matters—A Good Agent Won’t Disappear After Closing
The sale is just the beginning. From finding the best well service to knowing who delivers firewood, I believe in helping my clients settle into their new rural life smoothly.
Final Thoughts: Why Experience Matters in Rural Real Estate
These lessons are the result of years spent navigating the highs and lows of rural real estate. I’ve learned the hard way what works, what doesn’t, and what buyers need to know before committing to country living.
When you work with an experienced rural agent, you’re not just getting help with a transaction—you’re gaining a partner who understands the land, the market, and the lifestyle.
Thinking of buying or selling rural? Let’s talk before you make a move.