Homes on Land, Acreage & Rural Property
From foothill homes in Prather and Tollhouse to farm land around Reedley and acreage in Madera County, rural properties are a specialty of ours. They come with questions city homes don't, like wells, septic, zoning, easements and fire insurance, and our marketing reaches buyers looking specifically for space.
Rural Properties We've Sold
- Tollhouse · 5 bed home with guest house on 7.84 acres
- Prather · almost 5 acres, sold in 1 day
- Reedley · 13-acre estate
- Madera County · home on 39 acres
- Kerman · custom home, sold for $1,190,000
- Coarsegold & Friant foothill homes
Acreage Home Tours
Rural Property Checklist
- Well flow and water quality test
- Septic pump and inspection
- Zoning, animal and building rules
- Williamson Act or ag contracts
- Easements, shared roads and a survey
- Fire insurance quotes and defensible space
- Propane, solar and internet options
- Outbuildings, permits and shop wiring
Land & Rural Property FAQs
What should I check before buying a home with a well?
Get a well inspection that tests flow rate (gallons per minute) and water quality, and ask about the well's age, depth and pump. In the Valley, groundwater levels matter, so ask neighbors and well drillers about the area's history.
How do septic inspections work?
A septic company pumps and inspects the tank and checks the leach field. It's one of the most important inspections on a rural property, since repairs or replacement can be expensive.
What is the Williamson Act?
It's a California program where agricultural land owners agree to keep land in ag or open-space use in exchange for lower property taxes. It comes with restrictions, and contracts transfer with the land, so check the title report.
Can I keep horses or livestock?
It depends on zoning, parcel size and any recorded restrictions. We verify with the county planning department and the title report before you commit.
Is homeowners insurance harder to get in the foothills?
It can be. Fire risk affects availability and price in many foothill areas, and some owners use the California FAIR Plan plus a wrap-around policy. Get insurance quotes early in your inspection period.
Can I get a regular mortgage on land or a rural home?
Homes on acreage can often be financed with conventional, FHA, VA or USDA loans. Raw land and larger ag parcels usually need a land or ag lender with larger down payments.
What about easements and road access?
Rural parcels often rely on shared roads and easements. We review the title report and recorded maps, and recommend a survey when boundaries or access are unclear.
This is general information, not legal, tax or lending advice. Program rules and rates change often, so confirm details with a licensed lender, tax professional or attorney.