It is time. You are ready. The hunt for your perfect country farmhouse is just beginning and you have no idea what to expect. We’ll tell you everything your realtor won’t mention.
Beginning a Country House Hunt: Our first experience
The very first drive out to the rural area you are considering may intimidate you. The winding, narrow lanes are unfamiliar, the brush by the road has grown utterly wild, and some of the houses you pass look unkempt to the point of being downright scary. Initially feeling a tad unsure about this whole country house hunting idea is perfectly normal. I grew so uncomfortable as we took turn after turn, further and further away from civilization to get to our first house showing that I was embarrassed, thinking I had wasted our realtor’s time by romanticizing a move to the countryside. Turns out the farmhouse we bought was twelve minutes from the first one we ever saw. As you continue to have showings and drive the same routes, it will become alluringly familiar and any lingering trepidation will soon vanish.
There are a few things worth mentioning before you attend that first open house that your realtor might not think to tell you beforehand:
Outside the home
Country houses come on the market more slowly, not only because owners tend to live in them for longer periods of time, but also because there are often one or more outbuildings full of belongings to clear out and pack up, which takes time. The owners may or may not have tackled the treasure trove of junk stashed in the workshop or barn, so do not let its presence alarm you during your tour. It will likely be sold in a garage sale and very little, if any, will be left behind.
Fencing
If you are lucky, the property will have good fencing. Don’t let aged bits of sagging fence trouble you. Repairing small sections is significantly less expensive than there being no fencing and needing it. In our area fencing an acre square is around ten thousand dollars while repairing a single section may only run $50-$75 in materials. Discolored fencing can be painted for about $500 and that includes buying the commercial paint sprayer to do it yourself (this is the one I used to paint our chicken coop).
Grass or trees?
You will also notice that each house and property have a different look. Some will have acres of sunny, grassy lawn while others will have lots of trees and natural undergrowth providing shade. Most properties will have a mix of both grass and trees. Purchasing a riding lawnmower may be something to consider if the property has a half acre or more of lawn grass. If the owners of the house you want to purchase are downsizing or moving out of state, offering to buy their riding lawnmower is an option. You may be able to get it at a great price and save them the hassle of renting a flat bed trailer to move it.
Inside the Home
Houses in the country seem to get dirtier easier, which you’ll notice as you go to various showings. The land often has more wild grass and less sod, which means that naturally occurring patches of dirt provide plenty of dust to be blown against the house or mud to be tracked in when it rains. This is also why country houses seem to have so much tile or other hard surface flooring. It is simply easier to clean.
functionality & quality
Inside, the house may feature some nice upgrades but you might find everything is more functional than it is luxurious. If vinyl or stained concrete is easier to maintain in the mud room than tile grout, that’s what will be on the floor. There may or may not be granite counter tops but it’s likely one of the surfaces is large and flat for rolling dough or cutting out biscuits. Door hardware may look a little outdated but upon further inspection you might discover it is solid brass and likely to hold up for another five decades. Don’t shy away from a house built twenty or thirty (or more) years ago when it was standard for builders to use good quality materials that were intended to last the lifetime of the house. For example, the exterior doors on our 2001-built house are steel with glass four panes thick; security unheard of in new construction today.
Homestead Animals
Almost all of the country houses you tour will have animals living on the property or inside the home. Dogs and cats are not only companion animals but they are absolute assets. Cats kill field mice, which are known for attempting to nest in country attics, and snakes of all types, including copperheads. Dogs guard the home site, watch over livestock, and sniff out raccoons or opossums before they can take up residence in the barn. Chickens are messy and even poop in their sleep so if there is a chicken coop, it will look a little soiled no matter how recently it was cleaned. This is just part of having livestock and why they get their own house outside!
Fixer Upper
Here and there, as you go through showings, you may notice things that need fixing up. Open land means the wind is free to blow through a little harder, which may knock down branches, fling pine cones and send doors swinging on their hinges. With more land and outbuildings, there is always something that needs a little repair, a bit of elbow grease or a fresh coat of paint. If you enjoy small projects, a farmhouse will supply a steady stream of interesting ones. View our list here of what tools we use the most at our homestead if you want to ensure you’re prepared with the basics before you move in.
Other things to consider as you search for the perfect place to begin your homestead
Wild hogs have invaded 33 states in the U.S. as of 2018 and are so thoroughly destructive to gardens, crops and orchards that their presence can ruin your dreams of producing your own food. If the property you are considering has a high feral hog population and no protective fencing to keep them out, you will need to invest in fencing yourself. Hogs will trample down berry bushes and young fruit trees, killing them in order to reach the highest fruit. If there is obvious hog sign in the form of tracks, droppings and overturned land, the entire property will need to be fenced at your expense. A smaller home site with only one or two acres and existing minimal fencing may have a combination of thin cover and light roadway traffic, which deter hogs and is what generally keeps them away from our property.
Sunlight May Be Required
If you intend to grow fruit trees and a garden, your property will need an area that receives a minimum of six hours of sun each day. In very hot climates, like Texas, slightly filtered sunlight still counts. In Houston, gardens actually benefit from dappled shade in the afternoon. So long as you are certain the property has open areas with plenty of sunshine that are not swampy with standing water, you should be able to grow the plants you desire.
Pay attention to the neighborhood bylaws
If the home you like is part of a Home or Property Owner’s Association, carefully read the bylaws to determine what type of livestock is allowed. (Your realtor can email you a copy of the bylaws if you cannot locate them online.) If no poultry is allowed and you had your heart set on chickens, mark that house off your list. It is simply not worth it. Adult chickens are larger than a cat and hens make a squawking racket called an egg song after they lay an egg each day. Their flock mates typically join in the celebration for a moment and the cacophony ensures you won’t be able to hide hens from your neighbors for long. It is devastating to buy a country house and pay taxes on all that land only to discover you cannot have the laying hens you want. Invest the time to check out the neighborhood’s governing documents early on and be willing to walk away from a cute house in favor of your long-term goals.
Be organized
Make a wish list of everything you want in a house and take it with you. (You can download our free one here, which includes some necessary features that are easily overlooked.) Add to the list as you view homes and discover things you like.
Beginning a country house hunt can feel intimidating but the land is so charming that it will not take long to find a darling farmhouse sitting on the perfect property to fall in love with!
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