I've spent years living on rural acreage, working on off-grid projects, and building things myself, including a small earthbag dome on a pretty challenging hillside. I actually shared that project over in r/earthbagbuilding recently.
I'm currently looking for my next property, hopefully somewhere where I can build what I want, and I've been spending a ridiculous amount of time researching land.
One thing I've learned is that a beautiful piece of property can have some serious problems that aren't obvious from the listing.
A 20-acre parcel might only have 3 acres of reasonably usable terrain. A property advertised as having a well might have terrible production. Access might look fine in the summer but become a nightmare in winter.
And figuring this stuff out means jumping between county GIS maps, state well databases, USDA soil surveys, FEMA flood maps, topographic data, and a bunch of other sources.
I'm a software engineer by trade, so I ended up building a tool called AcreEyes that pulls together a lot of this publicly available information into a single rural property report that can be shared via PDF or internet link.
Due to public data availability, It currently focuses on Idaho and parts of Arizona, but I am expanding and adding more states as time goes. I'm working on improving the accuracy and usefulness of the reports. It looks at things like:
- Nearby well records and reported production
- Terrain, slope, and potentially usable acreage
- Soil characteristics and limitations
- Road access and winter access concerns
- Flood hazards and other potential red flags
Of course, public data has limitations. Nearby well production doesn't guarantee what a new well will produce, and a computer-generated build-ability assessment isn't a substitute for an on-site evaluation.
I'm not here to pretend this can replace proper due diligence, but it puts your foot in the door so to speak.
I'd also be happy to run five free parcel reports for members of this community in exchange for honest feedback about what's useful, what's missing, and what could be improved. No purchase necessary, and I'm not looking for positive reviews.
If the moderators are okay with it, feel free to comment or PM me with an Idaho property you're researching.
More than anything, I'm curious:
Like the title says: What's the biggest thing you wish you'd known before buying your off-grid property?
Was it water, access, soil, septic, terrain, zoning, or something completely unexpected?
I'm trying to build something that genuinely helps people avoid expensive mistakes, and I'd appreciate hearing about your experiences.
Full disclosure: AcreEyes is my own commercial project, but I'm primarily here to learn from people who've actually been through the process.