Buying a home in a rural area sounds like a dream for a lot of people—and in many ways, it is. Quiet nights, open skies, space to breathe, and a lifestyle that moves at your pace. But if you’re only used to city or suburban home buying, you might be surprised by some of the unique factors that come with rural real estate.
As someone who lives, works, and sells homes in places like Moapa Valley, I can tell you—buying rural is different. And it’s important to go into it with your eyes wide open.
Here are five things no one tells you about buying a home in a rural area (but should).
1. You’re Not Just Buying a Home—You’re Buying the Land
In rural areas, the land itself can be just as important as the house that sits on it. You’ll want to know:
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Is the lot fully fenced?
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Is it zoned for horses, livestock, or agricultural use?
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Does it have flood zones, washes, or easements you should know about?
Rural properties may not always follow typical subdivision guidelines. Knowing what you can and can’t do with your land is essential.
2. Utilities May Be Different (or DIY)
Unlike in the city, rural homes often don’t have public sewer, water, or gas. Instead:
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You may have a well for water.
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Your home may rely on a septic system.
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Propane tanks often replace natural gas lines.
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Internet may be satellite-based or limited to a handful of rural providers.
None of these are deal breakers—but they do require a little more diligence (and sometimes maintenance).
3. Financing Might Look a Little Different
Some rural homes—especially those on larger parcels, zoned agricultural, or with unique structures—may not qualify for standard conventional loans. Appraisals can be tricky due to fewer comparable sales. You’ll want an agent and lender who understand:
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USDA loans (if the property qualifies)
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How to handle non-traditional appraisals
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How land, wells, and septic systems affect underwriting
This isn’t your average cookie-cutter deal. Make sure you’re working with pros who get rural real estate.
4. Accessibility and Roads Matter More Than You Think
Before you fall in love with that dream home down a dirt road, ask:
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Is the road county-maintained or private?
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Will you need 4WD in bad weather?
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Is emergency service access an issue?
In rural areas, what seems like a “short drive” can feel a lot longer if it’s rough, unlit, or washed out. These details affect not just your lifestyle, but your resale value later on.
5. You’ll Learn to Love the Trade-Offs
You may not have Uber Eats or 2-day Amazon delivery. But you’ll trade it for sunsets that stop you in your tracks. For neighbors who show up when your truck gets stuck. For a front porch that feels like freedom.
Living rural isn’t about convenience—it’s about lifestyle. And for the right person, it’s absolutely worth it.
Thinking About Going Rural? Let’s Talk.
I specialize in helping buyers navigate the ins and outs of rural life in places like Moapa Valley and the surrounding areas. I’ll make sure you know exactly what to expect—and help you find the kind of home and land that fits you.
If you're looking for a place that feels like yours from day one, give me a call. I'd love to show you around the country side of Nevada real estate.
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Kasen Kolhoss
Team Kolhoss Real Estate Advisors
“Making our community a place people want to call home.”
