"Buying Farmland or Acreage in Delaware"

Start with your purpose

Are you looking to farm, build a home, keep horses, hunt, invest, or simply have room to breathe? Your purpose sets the rules for everything else. Land that's perfect for a house site may be wrong for crops, and land that's great for crops may not be easy to build on.

If you want to farm, think about whether you'll work it yourself or lease it to a local farmer. If you want to build, think about where the house, driveway and well might go.

Access is everything

Before anything else, confirm how you get to the land. Does the parcel front a public road? If it's reached by an easement or a shared lane, get the details in writing. Landlocked or poorly accessed property can be difficult to use, finance or resell.

Ask who maintains the road and whether there are any shared-use agreements. A survey and a title review will help confirm what you're actually buying.

Zoning and what you can do with it

Zoning and land-use rules decide whether you can build, subdivide, run a business or keep certain animals. These rules are set at the county or town level and they can change, so check with the local planning office rather than assuming. Ask about setbacks, permitted uses and any restrictions on the deed.

Some farmland in Delaware may be part of a preservation or special program. If that's the case, find out exactly what limits come with it. Your attorney can help you read the paperwork.

Soil, drainage and the land itself

Good soil matters if you plan to grow anything. Local agricultural resources can help you learn about the soil types on a parcel. Drainage matters even more. Delaware is low and flat in many places, and some land stays wet for part of the year. Walk the property after a good rain if you can.

Also ask about flood zones and wetlands. Wetlands can limit where you can build or farm, and a professional can help identify them.

Utilities: don't assume

In a neighborhood, water, sewer and power are simply there. On acreage, they may not be. Ask whether public water and sewer are available, or whether you'll need a well and a septic system. Septic approval depends on soil testing and local requirements, and it can affect where and whether you can build.

Ask about electric service, internet access and the cost of bringing utilities to the building site. Those costs can add up quickly.

Surveys, title and due diligence

Get a current survey so you know exactly where the boundaries are. Have your attorney review the title, any easements, rights-of-way, mineral or leasing arrangements, and any existing farm leases. If someone else is farming the land under a lease, find out what happens to that lease when you buy.

A walk-through with someone who knows the land is worth the time. I'm happy to join you and share what I know about the area.

Financing is different for land

Land loans often have different terms than home mortgages, and lenders may ask for a larger down payment. Some lenders specialize in agricultural and rural property. Talk to a lender before you start shopping so you know your options.

Where to look

Rural Sussex and Kent Counties have a wide range of parcels. Towns like Georgetown, Milford, Harrington, Dover and Smyrna sit in or near farm country. See my farmland for sale in Delaware page for more. Thinking about building near the beach instead? Read my relocating guide.

Bob's local perspective

Having lived here my whole life, I've seen how much the land around us has changed, and how much has stayed the same. Farmland carries history and people care about it deeply. When you buy acreage, you're also joining a community of neighbors, farmers and families who know the land and often know each other.

Take your time, ask questions, and talk with the people nearby. Neighbors will often tell you more about drainage, access and local quirks than any document will. I'm glad to introduce you to the right professionals and help you evaluate a parcel with clear eyes.

Land buyer's checklist

• Confirm legal access to a public road.
• Check zoning, setbacks and deed restrictions.
• Look into soil, drainage, flood zone and wetlands.
• Ask about well, septic, power and internet.
• Order a survey and have an attorney review the title.
• Find out whether any farm lease is in place.