8 Considerations When Buying a Mountain Property
Do you dream of owning a home in the mountains?
Here are some of the basics of what makes owning a home in the mountains different than owning a home in the city.
1. Most mountain homes get their water from a well, not from public water like in the city.
Part of buying a home in the mountains involves a separate well inspection and permit information. This includes reporting on water quality, water flow, and even allowable water use based on the size of your home. Can you have horses or other livestock? Water your garden? Build an addition? What is allowed by your well?
2. Your home will likely have its own septic system instead of access to public sewer.
The septic inspection is a crucial part of buying a home in the mountains. Typically, the buyer completes a sewer scope of the drain line between the home and the septic tank while the seller completes a septic tank inspection report completed no more than 30 days before the day of the home closing. Here’s how a septic system works.
3. You’ll want (maybe even need) to complete a survey.
City property lines are generally clearly identifiable, but when buying a property with slopes and dips and rises through mountain hills, things can be a bit more tricky.
There are different types of surveys to complete, depending on your desired use of the property.
These can include identifying:
Property lines - where does your land end and your neighbor’s begin?
Set backs - how close you can build to property lines?
Easements - are there parts of the property the government or someone else has legal access to?
Topography - necessary so your architect can make accurate building plans.
Future site options for your well and septic.
4. Will your home get snowed in?
Many homes have steep, winding driveways that can make navigating between the home and the main road a combination of stressful and dangerous - especially if you plan on hosting friends.
Research how the main roads are plowed. Are you on a school route? How early and often can you expect to have the snow plowed?
5. What is the available internet speed and reliability?
If you work from home, what is your plan for accessing the internet? Many homeowners today are utilizing Starlink. What’s your plan?
6. Lot and location considerations:
Do you have good views? Privacy? Quiet? Do you hear noise from the highway? What maintenance will be required? What construction options are allowed by local zoning? Who owns the land around you? What can happen with that land?
How close are you to schools? To a grocery store? Are their other important area amenities you want be be close to?
7. Insurance Rates and Utility Bills
In addition to the price of the home and property taxes, how much will your homeowner’s insurance be? Insurance on mountain properties has skyrocketed in price in recent years and has even become challenging to obtain in many places. For utility bills, how is the home heated? How much should you expect to spend on electricity and propane? How much will it cost to maintain your well and septic system? How is trash managed?
8. Property Uses - Vacation Rental?
Many people buy mountain homes as either second homes or with a desire to rent the home out as a short-term rental in the future. Rental regulations, particularly those for STR’s should be researched very carefully if renting the home is in your plans. Lot size, available parking, neighbor approval, taxes, county approval, etc can make the process daunting.
If you have a desire to buy or sell, let’s chat!
Life has a way of keeping us all moving, and I’d love to be your real estate agent.
Contact me here to set up your free and confidential consultation.
Kevin
