Pro-Tips for Selecting The Right Land for Your Community/Homestead

Andy Firk, Renowned Nature Expert Educator/ Human and Environmental Rights Activist, recently hosted us on his homestead, Bamboo Grove, in Arcadia, FL, where he specializes in culinary gingers and tends to a great collection of perennial vegetables and herbs that includes: over 50 heirloom fruits, 35 clumping bamboo species, medicinal plants, natives, a permaculture plants nursery and more.

Andy is passionate about sustainable living. He has successfully purchased and helped others purchase land for communities and homesteads all over the world. The following are his tried and true pro-tips for selecting the right land for you:

Purchase land that speaks to your heart by its raw beauty, this is essential.

Land with a rundown house on it but plenty of fertile land is

often the hidden gem you're looking for and these tend to be

cheaper and a better deal.

Most already come installed electric, well, and septic, which

might save you big bucks.

You may be allowed to build multiple outbuildings (workshop

shed, screen house, arts and crafts cottage, etc.).

If buying a house, "home inspections" by a certified, established local inspector is very wise. If problems are found the price that you offer can be lowered. The average cost should run you between $200-$500

Determine which features of the land are most important to you

Consider terrain, water, climate

Distance from emergency services, nearest towns, diverse culture

Look for those natural features that really light you up. Those may be a

far-reaching view, ancient forest, year-round flowing stream, etc

Find out about the trees

Are they healthy?

What do they produce?

Pre-existing fruit and nut trees, berry bushes, etc. are worth a lot

Are they a species that can make you sick when they burn?

Lots of trees brings lots of vibrant life, shade, fresh air.

You can always clear little patches and get use of the trees

Consider what you'd like to do on the land?

Animal husbandry is more costly, destructive and time-consuming than most

people think.

If you choose to have them- Be sure you can keep them safe from

predators and to live close enough to trustworthy neighbors or another

plan in place so that if you ever need to leave, you have people who can

look after your animals.

How do you plan to garner resources / make an income?

Do you have passive income?

Work remotely?

Do you have a cottage industry?

Are you commuting outside of your land?

How far do you want to commute?

What are the taxes in this county and on this land?

Find out what the local property and school taxes go towards (road

maintenance, trash pickup, school bus routes, etc.)

What are the impact fees if you want to make any changes to the land

Consider disabilities, aging and potential injuries.

Will your land be easily traversable as your bodies age and be accessible if you

become immobile or less mobile

Check Maps

Future Land Use Maps

Updated inland flooding maps from the USGS

Know that flood levels are increasing in areas where land is being cleared for

housing developments, strip mines, golf courses, etc

Storm Surge Maps

Beach habitats are "dynamic communities" with ever changing beach

sand, erosion, etc. move about naturally.

Military Bases

Nuclear Plants

Hurricane Maps

Sound and Luminic (Light) Pollution Maps

Well-Restrictions

County map of specific bike paths such as "Rails-to-Trails" and

"Greenways.

Pollution Plumes

Find out about types of alga in the fresh water rivers. Some have toxic, invisible ones.

Red Tide outbreak areas such as those that much more often occur in SW Florida and SE Texas.

Zoning Maps

No Zoning (no local government regulations dictating the specific use of the property) and

Agriculture Zoning allows you to do much more on your land than other

types

*Check online for any superfine sites nearby to avoid. *

If you're buying Ag-zoned land "Check with your local tax assessor to determine if your potential purchase may qualify for a tax credit, special appraisal or direct exemption. If it has existing ag-use tax exemptions, learn the steps for maintaining those exemptions.", Find Farm Credit

Note: If you choose land that has more restrictive zoning but want to do more than what you're zoned for, you can request variances. They are not guaranteed but many have had success by:

Being persistent when speaking with county commissioners when requesting

variances. Ask for more than what you want so they give you more

concessions.

Visit the county administration building and get a printed version with descriptions of allowable and restricted uses for each type of zoning.

It varies county by county, and town by town.

Find out what's being sprayed in your area. Nalid is commonly sprayed over farming communities. It's an

organophosphate insecticide, used to control insects on crops and for

mosquito control, but also poisons water and soil.

Find out where former, current, and future mines may be.

For example, in Florida, "Florida's Phosphate Mines: There are 28 phosphate mines in Florida, covering more than 450,000 acres. Eleven phosphate mines are currently active.", Florida DEP. Also, phosphate mining is expanding into new areas, mostly into a vast area east and southeast of Tampa known as "Bone Valley" (search online for a map of the area.).

The best deals are often through OWNER FINANCING.

These generally ask for less down

Most are willing to make arrangements that ask for 1% interest or close to it

Be sure to make arrangements that allow for 3-4 missed payments before foreclosing.

Get everything in writing

Make sure the title is clear and find a lawyer that is familiar with these types of

purchases

Try to buy land that already has a septic system installed.

New conventional, common septic systems average $4,000 -$ 9,000 installed.

Alternative complex systems (aerobic/ anaerobic) average around $10,000 to $20,000.

If you have to blast rock it can go as high as $30-$50,000+.

"There are a handful of states that composting toilets are allowed. Washington, Arkansas, Texas, Montana, Colorado, Idaho, Florida and Massachusetts are among the states that allow a composting toilet to be placed on a property rather than the traditional sewer system or septic tank." -Noah Certified, 2025.

Try to find land that has land trusts abutting it so that you don't have to worry about future development

Attend a nearby environmental club meeting (Sierra Club, Audubon Society, etc.) and ask about the pros and cons of the area. These folks tend to know a lot.

Before buying land, ask if you can camp on it for a night or two to get to know it.

Meet your potential neighbors.

Maybe take them out to lunch or bring them something

Learn about the local culture

Does this culture align enough with your values to feel safe and

comfortable living in this area?

Find out about the wild animals and how they deal with them and keep their pets and livestock safe.

Even if your values don't completely align, it is vital to have a healthy relationship for your safety and peace of mind. As time goes on, continue having a connection with your community. Sharing food, sharing resources, lending a hand these are simple ways to keep that connection alive.