Craving wide-open space after years in a tidy Overland Park subdivision? You are not alone. Moving to acreage in Johnson County gives you privacy, room to grow, and a new way to live. It also brings new choices about wells, septic systems, zoning, outbuildings, and road access. This step-by-step guide walks you through the entire process so you can plan with confidence and avoid costly surprises. Let’s dive in.
Why an acreage move is different
Acreage living involves land stewardship and systems you may not have in town. You will confirm private utilities, check zoning and easements, and evaluate barns or shops. In Johnson County, services and permitting vary by location, especially in unincorporated areas near Olathe, Gardner, Spring Hill, and Lenexa’s edges. Early checks with county departments help you understand what you can build, how you can use the land, and who maintains the roads.
Priorities also shift. You will weigh acreage size and use, commute routes, school district, broadband, soil and water quality, and the costs to maintain more land. Getting clear on these items early sets up a smoother search and a smarter offer.
Step-by-step timeline
6–12 months out: Plan the move
- Define your goals. List how you will use the land, from a hobby farm to a private retreat.
- Meet a lender who understands acreage and get pre-approval that fits your plans.
- Connect with a local acreage-focused agent to map search areas and timelines.
- Scout communities, routes, and service availability so you know where to focus.
3–6 months out: Search and offer
- Tour with a checklist for utilities, access, and outbuildings. Ask targeted questions.
- Verify zoning, road type and maintenance, and any easements or covenants.
- Confirm utility options, including well, septic, propane or natural gas, and broadband.
- After offer acceptance, order the survey, septic and well inspections, and a full home inspection.
1–3 months out: Close and prep
- Coordinate the appraisal and allow extra time if using specialized loans.
- Complete title work that checks easements, mineral rights, and deed restrictions.
- Transfer utilities, arrange rural insurance, and schedule any urgent repairs.
- Plan driveway access, gates, signage, and delivery routes before move-in.
0–6 months after move: Settle in
- Finish fencing, barn repairs, driveway work, and any septic or well upgrades.
- Line up recurring services for mowing, brush control, snow removal, and fuel.
- Register with local emergency services and update your records.
Smart search strategy
Filters and listing signals
Use MLS filters for lot size, zoning type, and outbuildings. Look for terms like “acreage,” “hobby farm,” “ranchette,” “farmette,” or “unincorporated.” Review parcel maps to check boundaries, road access, and proximity to city limits, which can affect services and permits. Confirm the property tax jurisdiction and school district before you get attached.
Confirm early with the county
Before you make an offer, verify zoning and permitted uses, animal limits, and any rules for accessory dwellings. Learn if the road is public, private, or HOA maintained. Confirm whether the property is on municipal services or private well and septic, and ask about utility providers and broadband options. Check for recorded easements, floodplain or wetlands, and any special covenants.
Financing and timing
Loans that fit acreage
- Conventional mortgage. Common for home plus land when the primary use is residential.
- USDA Rural Development. Offers zero-down options on eligible rural properties if you meet income and property rules.
- FHA/VA. Possible for residential purchases; large acreage or agricultural use may add lender requirements.
- Construction or construction-to-permanent. Useful if you plan to build or do major renovation.
- Local portfolio lenders. Community banks with rural experience can be flexible on nonstandard properties.
Build extra time into your contract
Acreage transactions often take longer. Title research for easements and mineral rights can add days. USDA or other specialized financing can add program checks to the appraisal process. Plan for a longer due diligence period to complete surveys, septic and well inspections, and environmental checks if needed.
Budget beyond the price
Set aside funds for septic repairs or replacement, well remediation, driveway grading or buildout, fencing, outbuilding repairs, drainage fixes, and possible soil work. Plan for higher ongoing costs like mowing and brush control, tree work, private road or gate maintenance, and snow removal. Insurance for outbuildings or flood zones may increase premiums.
Inspections and due diligence
Core inspections
- General home inspection for structure and systems.
- Septic system inspection. Confirm tank condition, drainfield function, capacity, and pump history.
- Well inspection and water testing. Test for coliform, E. coli, nitrates, and confirm yield and pump condition.
- Soil and perc testing if you plan new construction or a septic upgrade.
- Survey to confirm acreage, fence lines, setbacks, and recorded easements.
- Environmental review if wetlands or prior agricultural chemicals are a concern.
- Title search for easements, mineral reservations, and deed restrictions.
Rural-specific checks
- Road access and who maintains it. Distance to emergency services can affect insurance.
- Electric service capacity and transformer location if you plan new outbuildings.
- Soil type and topography for septic placement, building pads, and erosion control.
- History of fuel tanks, pesticide storage, or agricultural leases.
Check outbuildings carefully
Outbuildings and barns add value but also risk. Inspect them like you would a house.
- Structure. Look at foundations, posts or piers, framing, siding, and any rot or insect damage.
- Roof. Check age, leaks, and flashing.
- Electrical. Barns often have legacy or DIY wiring. Ask for a licensed electrician’s review.
- Plumbing and water. Confirm potable water separation and frost protection for livestock waterers.
- Ventilation and drainage. Poor airflow or runoff leads to mold and odors.
- Hazardous materials. Note any fuel tanks, chemicals, or pesticide storage and look for leaks.
- Permits. Confirm which buildings are permitted, which are grandfathered, and what you need for future changes.
Red flags include rotted sill plates, exposed or outdated wiring, failing drainfields, and unpermitted additions. Price your offer and repair plans with these in mind.
Move logistics and day one
Large trucks and rural driveways do not always mix. Confirm turning radius and weight limits and plan a staging area for unloading. Make sure electricity is on, the well pump and septic are functioning, and propane or natural gas is available before move day. If animals are part of your plan, line up temporary housing, fencing, and water access ahead of time.
Two printable checklists
Offer and due diligence checklist
- Pre-approval from a lender experienced with acreage.
- Updated survey and certified legal description.
- Septic inspection and permit or service records.
- Well inspection, water quality tests, and yield.
- General home inspection and outbuilding inspections.
- Zoning verification, setbacks, and any annexation questions.
- Title search for easements, mineral rights, and deed restrictions.
- Utility confirmation for water, sewer or septic, electric, gas or propane, and broadband.
- Floodplain and wetlands review for building and insurance impacts.
Move and first 30 days checklist
- Confirm driveway access for moving trucks and deliveries.
- Set up trash service, mail, and broadband.
- Schedule propane or fuel delivery and a septic pump if needed.
- Line up contractors for fencing, driveway grading, and urgent barn repairs.
- Arrange mowing, brush control, and snow removal.
- Update emergency contacts and register with local services.
Build your local team
- Acreage-savvy real estate agent with Johnson County knowledge.
- Lender with USDA, construction, or portfolio loan experience.
- Licensed home inspector plus septic, well, electrical, and outbuilding specialists.
- Land surveyor for boundaries and easements.
- Title company experienced in rural transactions and mineral rights.
- County planning and building staff for zoning and permits.
- Contractors for septic, driveway, fencing, and barn work.
- Attorney for complex easements or agricultural lease questions.
Local resources to verify details
Use these trusted sources when you need parcel-specific answers and official records:
- Visit the Johnson County Government site for planning, building, assessor, and recorder resources.
- Review well and septic regulations through the Kansas Department of Health and Environment.
- Learn about wells, septic, and small acreage management from Kansas State University Research and Extension.
- Check eligibility and program details with USDA Rural Development.
- Confirm broadband availability using the FCC Broadband Map.
- Evaluate flood risk at the FEMA Flood Map Service Center.
- Explore VA Home Loans if you are an eligible veteran or service member.
- Review FHA loan information through the U.S. Department of Housing and Urban Development.
Ready to plan your move?
If you want a clear path from Overland Park to the right Johnson County acreage, you do not have to figure it out alone. Book a free planning consult to clarify your goals, run a property-specific checklist, and connect with the lenders and inspectors who know rural parcels. Reach out to Dana Benjamin to get started.
FAQs
What should I confirm about utilities on Johnson County acreage?
- Confirm if the property uses municipal water and sewer or a private well and septic, identify the electric and gas or propane providers, and verify broadband options before you offer.
How do USDA loans work for rural Johnson County homes?
- USDA loans may offer zero down for eligible properties and borrowers; eligibility is parcel specific and includes income and location checks, so build extra time into the process.
Do I need a survey for a 5-acre property?
- A current survey is highly recommended to confirm boundaries, easements, and setbacks; lenders and title companies often require it for acreage.
How long do rural closings usually take?
- Expect longer timelines than suburban closings due to added title research, specialized appraisals, and extra inspections; give yourself additional weeks in contingencies.
What inspections do barns and outbuildings need?
- Request a structural review, roof check, electrical evaluation by a licensed electrician, plumbing and drainage review, and a permit history check to ensure safe, usable space.
