There’s just something about standing on an open piece of land and imagining what could be — a quiet weekend getaway, a small horse farm, or maybe your dream home surrounded by trees and open sky. But before you start walking properties and picturing where the barn or house might go, it’s important to know that buying land is very different from buying a home.
In Virginia especially, every acre has its own story — and a few things that might surprise you. Here are seven things you’ll be glad you knew before you start your land search.
1. Start with Your Vision, Not the Acreage
Before you fall in love with a parcel, get clear about what you want to do with it.
Are you thinking small horse farm? Hunting land? A future home site? Each of those dreams comes with its own set of zoning, financing, and soil considerations. Your “why” will guide every other decision.
2. Know What the Dirt Can Do
It sounds simple, but not all land is created equal. Zoning, soil quality, and drainage all impact what you can build (and where).
Ask about perc tests, easements, and agricultural use designations early. A quick look at a soil map or county zoning site can save a lot of heartache later.
3. Financing is a Different Animal
Land loans aren’t like traditional mortgages — and not every bank handles them. Local lenders, Farm Credit, and ag-focused institutions are often your best bet. Expect higher down payments and shorter loan terms, but also more flexibility when it comes to your goals.
4. Access and Utilities Matter (A Lot)
Driveway easements, well locations, and the distance to the nearest power line all affect value.
If a property doesn’t already have electric or septic in place, factor in what it will cost to add them — because that can be a game-changer for your budget. Will the septic be conventional or alternative? You need to know because that will greatly affect your building costs.
5. Walk the Land… More Than Once
Spring, summer, fall — each season shows you something different. You’ll notice how the ground drains, how the trees shade, and even where the best views pop up once the leaves fall.
If you can, walk it in the rain, or shortly thereafter. That’s when the land tells the truth.
6. Think Lifestyle, Not Just Location
In our area, proximity is priceless. Acreage that’s private yet still close to Fredericksburg, Lake Anna, or Culpeper often holds its value best.
Yes, you can have peace and privacy and still grab coffee or groceries within 15 minutes — it’s all about the right spot.
7. Work With People Who Live This Life
There’s a big difference between selling houses and selling land.
Our Farm & Land Division doesn’t just understand acreage — we walk it, ride it, and live it. From soil maps to zoning boards, we know what questions to ask and what opportunities to look for.
The Bottom Line
Land is all about potential — and potential takes experience to unlock.
If you’ve been dreaming about your own piece of Virginia countryside, we’d love to help you find it. Whether it’s five acres or fifty, let’s go explore what’s out there together.
📞 Reach out anytime — your perfect piece of land might be closer than you think.
