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Thanks for joining me for Part Two of the Beginner’s Checklist for Hobby Ranchers and Farmers. In this post, we’re going to cover septic systems, utilities, insurance, and outbuildings — not exactly cocktail-party conversation, but absolutely critical when you’re buying acreage.

These are the areas where buyers often get surprised by unexpected costs or complications. Take a few minutes to read through the points below — I promise you’ll learn a thing or two that could save you real money and real headaches down the road.

1. Septic Systems — Not as Scary as You Think

I can already hear some of you groaning. I did the same thing — until I took an all‑day class on septic systems a few years ago. I walked in thinking, “Oh boy, this class is going to be a real stinker,” and walked out genuinely impressed.

Modern septic systems are simple, efficient, and surprisingly practical. In fact, I left thinking, “Heck, everyone should have one.”

Here’s the basic idea: an onsite tank, usually between 750 and 1,500 gallons, receives wastewater and solids. Inside the tank, bacteria and microorganisms naturally break down the waste. The treated effluent then flows to a drain field where it is absorbed into the soil. The entire process is natural, effective, and environmentally safe.

If you’re buying a property with a septic system, most counties along the Front Range require the seller to provide a septic use permit or an acceptance document for waste system transfer. This tells you the system has been pumped, inspected, and any required repairs have been made prior to closing.

Bottom line: never assume the septic system is fine — make sure it is documented and approved before you move forward.

If you’d like to dig deeper into how septic systems work and how to care for them, this is a solid homeowner resource:

http://www.edcgov.us/Government/EMD/EnvironmentalHealth/Homeowner_Manual_Septic_Tanks.aspx

2. Insurance — Boring, Necessary, and Often Overlooked

Let’s be honest — insurance is not exciting. But when you’re buying acreage, it can be more complex and more expensive than insuring a home in town.

One of the biggest factors is fire risk. Insurance companies look closely at things like:

· Whether tree branches are trimmed up at least 10 feet (often called “limbing up”),

· Whether there is defensible space around the home (usually a minimum of 30 feet),

· Distance to the nearest fire station, and

· Density of surrounding vegetation.

They use these factors to assign a fire-risk rating, which directly affects your premium — and in some cases, whether a company will insure the property at all.

Other items that influence insurance costs include the age and construction of the home, unique or custom features, the presence of barns and outbuildings, and proximity to creeks or other water sources. In certain situations, extended or specialty coverage may be appropriate.

This is not something to leave until the last minute. Talk to your insurance agent early in the process so there are no surprises after you’re under contract.

3. Utilities — Especially Important for Raw Land

If you’re buying raw land and utilities are not already in place, this section is for you. Everyone else can skim — but don’t skip it entirely.

When people think about utilities, they usually think about electricity first — and that’s where costs can add up fast. If commercial power is not already at the building site, you’ll need to understand the expense of bringing it from the nearest connection point. The longer the distance, the higher the cost.

During your due‑diligence period, build in enough time to get estimates from the local power company. Do not rely on rough guesses or what the seller thinks it might cost.

Some buyers also consider alternative or supplemental options such as solar, propane, or even geothermal, depending on the location and long‑term goals for the property.

I also strongly recommend looking into backup power, such as a whole‑house generator. Losing power in town is an inconvenience. Losing power on acreage can be a much bigger problem, especially in winter.

4. Barns and Outbuildings — Look Past the Charm

Barns and outbuildings come in all shapes, sizes, and conditions. Some are functional workhorses. Others are, frankly, projects waiting to happen.

When you’re inspecting these structures, pay close attention to:

· Damage from horses or livestock kicking walls or doors,

· Excessive manure or strong ammonia odors,

· Heavy dust buildup from stored hay,

· Exposed nails or sharp edges,

· Electrical safety issues (sub‑panels, outlets, exposed wiring, extension cords),

· Adequate ventilation,

· Whether there is enough space for the type of animals you plan to keep,

· Shade and shelter from wind and weather,

· Potential fire hazards,

· Lighting, and

· The condition of the roof, siding, and doors.

Outbuildings can be expensive to repair or replace. If you’re unsure about what you’re seeing, it’s smart to bring in a contractor, home inspector, or experienced farmer or rancher to help evaluate the buildings before you commit.

Final Thoughts

Acreage properties are incredibly rewarding, but they come with responsibilities that don’t exist in typical suburban neighborhoods. Septic systems, utilities, insurance, and outbuildings are not glamorous topics — but they absolutely affect your long‑term enjoyment and your budget.

As a local Realtor who specializes in equine and acreage properties, I’m always happy to help you evaluate these details before they turn into problems after closing.

Cheers,

Henning

Many of you know that I live on acreage with horses and three golden retrievers — Giselle, Luna, and Oberon. Oh yeah… and my wife Lyndi lives here too. In the recent past we’ve also had goats, ducks, and chickens, and we’ve loved every minute of it.

On the rare lazy afternoon, I’ll grab my boots, throw on a cowboy hat, and saddle up my horse Oak for a sunset ride up the road. I’ve honestly learned to laugh more, dream bigger, and count the stars. Some mornings I wake up to the endless honking of geese on our pond or the shrill call of a falcon overhead. Life out here is pretty special. I’m living my dream and building memories that will last a lifetime.

Over the past few years, more and more people have reached out to me wanting a simpler, more wholesome lifestyle. They’re not necessarily trying to copy what I do, but they do have a vision of what will sustain and satisfy them — and I love that.

One thing they all have in common? They want land. Not a typical suburban lot. Real land. Often 5 acres is perfect… but sometimes much more — 10 acres, 40 acres, or even beyond.

So let’s jump into Part One of a beginner’s checklist for buying acreage.

1. Visit the Land — Never Buy Sight Unseen

Obvious? Sure. But you’d be amazed how tempting online listings can be.

You must walk the land. Bring your boots. Walk the boundaries. Visit in both the morning and the evening. Stand in each corner and really take in what’s around you.

Ask yourself:

· What kind of trees and grasses are here?

· What’s the topography like — flat, rolling, steep?

· Any nearby power lines or noisy roads?

· Who are your neighbors… and how close are they really?

Take photos. Review them when you get home. Make a list and talk it through with your family before moving forward.

Land looks very different in person than it does in photos.

2. How Will You Use the Land?

Before you fall in love with a view, think about function.

Are you planning to farm or garden? Have horses or livestock? Raise poultry? Or just want space and privacy?

Soil quality, altitude, drainage, and slope all matter. You’ll also want to know how the land has been used in the past and how well it was managed. In some cases, a soil test is a very smart move.

And yes — county rules absolutely matter when it comes to animals and agricultural use.

3. Zoning Matters — A Lot

Every county — and I mean every county — has different zoning categories and different rules:

· Agricultural

· Rural

· Rural Residential

· Open Space

· Large Lot Residential

· And more…

Each one comes with its own allowances and restrictions on animals, structures, home-based businesses, and future subdivision.

Before you write an offer, you need to understand what the zoning actually allows you to do — not what you hope it allows.

4. Water: This Is Not Optional Homework

Water rights are one of the most misunderstood — and most critical — parts of buying acreage in Colorado.

If the property has a well, you must review the well permit and understand exactly what it allows:

· Domestic use only?

· Lawn and garden?

· Livestock watering?

· Irrigation?

There are big differences between groundwater and surface water rights, and whether water rights can or should be adjudicated.

A good place to start your research is the Colorado Division of Water Resources: https://www.water.state.co.us/Home

Bottom line: never gloss over water.

5. Boundaries & Surveys — Don’t Guess

Property line disputes are not rare. And they can get ugly and expensive.

I recently represented a seller where a survey revealed the neighbor had built a barn 30 feet onto my client’s property. Half that barn had to come down.

Even if fences and markers look established, do not assume they’re correct.

If you’re buying acreage:

· Hire a licensed surveyor

· Review the survey carefully

· Record it with the county

Then — and only then — pick your future barn site with confidence.

Coming Up in Part Two…

In the next post, we’ll dig into outbuildings and barns, septic systems, utilities, access and maintenance, and other country-living realities that buyers need to understand upfront.

Buying land is incredibly rewarding — but only if you go into it informed and prepared.

Cheers,

Henning