14 Essential Tips When Making a Move to Minnesota Acreage

Making a move from the Minneapolis/St. Paul metro to a more rural area is a dream of many city home owners. But the actual logistics of this type of move can seem overwhelming. As a REALTOR® in the north and east metro, I know there are less amenities and public utilities in country communities; many of which are often taken for granted by urban residents. When my family made our move out to Anoka County acreage, we had to learn this differences first hand and quickly. I have guided many homebuyers over the years and there are many common questions.

Here are 14 important considerations homebuyers should ask prior to moving to acreage in Anoka, Chisago and Washington County.

What is a Septic or Private Sewer system?

Most rural homes have a private septic system. Not all systems are created equal. They are designed for the specific property and size of the home. Even a new septic system can fail if not properly maintained. How do you know if the septic system is working? Since not all communities require point-of-sale inspection, have your REALTOR® require the seller to supply certification of compliance from a certified septic inspector in your purchase agreement. This certification should be no more than three years old. Also, if you have never lived on a home with a septic system, it is important to educate yourself on how to best maintain and protect your private sewer system.

Is there a city water utility or a private well?  Will I need a water softener or other water treatment system?

Families new to the concept of well water have many questions regarding its safety. Most buyers will request the water be tested for bacteria and nitrates in the purchase agreement. This is usually paid for by the seller. If you want the well test for your property to include tests for other contaminants, like lead, it must be specified in the purchase agreement. Annual water testing is recommended for all home owners with wells. 

One question often asked by home buyers considering a property with a private well is about water treatment options available. Many homes with private wells have water softeners to treat the water in the home. Some will go one step further and have a reverse osmosis water treatment system in the kitchens as a drinking water supply.

Is there a natural gas supply to the home or will a propane tank be located on the property?    

Often people looking at acreage will have questions about the huge propane fuel tank located near the home. People from the city usually only see these tanks outside of the gas stations where they pick up the small refills for their gas grills. In the country, the large propane tanks are in many backyards as the source of fuel to heat the home and run appliances. As a fuel source the differences are not noticeable. Propane is the least expensive cleanest fuel if a home does not have access to natural gas.  

Does the home have access to cable or high speed internet or will a satellite connection be required?  Which cable services are available to the home? What are the alternatives if DSL is not available through the phone or cable lines? Do I have to have cable or a dish to get television reception? Will I have cell phone reception?

A decade ago, these were not questions that people worried about in the rural communities. Today our interconnected world brings these questions to the forefront but no worries; there are tons of alternatives today to keep you connected. From hot spots to internet cards there are options to keep your family connected even out in the woods. Even today there are  homes in Lino Lakes, Ham Lake, Forest Lake and East Bethel that have limited cable lines and restricted options for high speed internet available. And there are cell phone dead zones no matter how numerous or close those towers seem to be. We have one less than a mile from our house and still have to have a . So if your family is very dependent on their cell phones and cannot survive without a high-speed connection, it is essential ask questions to figure out how to get the best access and reception.

If the road is gravel or unpaved, how often is it maintained by the city/county?

Our road was not paved when we first moved to Ham Lake. We were nearly a mile down a soft, gravel/sand road. When we moved it was late fall and were very surprised when the spring rains and snow melt left the road extremely poor condition. It was treacherous at times. The re-grading was done by the city on a periodic schedule so we had to negotiate the pot-holed road for days. Our road is now paved but the memories still remain.

If you are considering acreage, remember many rural roads are not paved. If the acreage property you are considering is on a gravel or dirt road, try to visit the property on several occasions and under differing conditions. It might be a good idea to talk to the city and county to understand how the road is maintained. Also be sure to ask if there are any plans to pave the road in the future and what would be assessed per property owner for the project.

Is there wildlife?

Well maybe not lions and tigers, but we have had bears and cougars seen near our home in Anoka County. We also have pheasant, hawks, bald eagles, raccoons, foxes, several varieties of squirrels and deer. A flock of wild turkeys have made their home in our neighborhood and continue to nest year after year. And an owl and a hawk have nested in trees in on our property. I rarely saw blue jays, cardinals or hummingbirds in the city, but in our Anoka County acreage home, we see them on a daily basis. While exciting, the downside is sometimes the wildlife comes in. I don't know anyone on Ham Lake acreage that hasn’t had an occasional field mouse enter their home.

Can we have a horse? (Or cow, chickens, goats etc.)

If your move to acreage is for having horses or other farm animals in your backyard, keep in mind that most communities have restrictions on how many, if any, animals are allowed. Whether you can have horses, pigs, cows, chickens, ducks, sheep or goats will be determined by the local city regulations. Even the amount of domesticated dogs and cats can be restricted on acreage property, just as it was in most urban communities. So if you plan to run a dog kennel, breed cats or train horses, for business or pleasure, do your due diligence and make sure it is allowed in your new rural community prior to writing an offer.

Is hunting allowed?

In some rural areas hunting is still allowed depending on the amount of acreage, the development restrictions and city and county rules. It was a rude awakening for us to discover our neighbors were allowed to hunt….and it seemed right outside our door too! Imagine our shock that first deer opener when the hunters came out in blaze orange to hunt in the woods next to our home. The property owner, at our request, posted the land and the hunters left. The land has since been developed but it is something everyone moving should understand before buying any acreage home. Check with the city and county for all ordinances regarding firearms.

Can I ride ATV’s, Snowmobiles and Dirt Bikes?

In many cases, this is allowed on acreage but even rural communities can have noise ordinances. Much will depend on the size of the property, proximity to neighbors and how often the riding takes place. Take time to learn what the rules are before starting up the engines and racing around the yard. On the plus side, there are several snowmobile trails throughout Anoka, Chisago and Washington Counties which can be just down the road from many homes.

Can we have a bonfire and burn all this debris?

There are strict states and local restrictions regarding burning of construction debris and yard waste. There are restrictions on the size of the fire and what can be burned. Many construction materials cannot be burned because they release chemicals into the air that pose an environmental hazard. There are times of the year where burning is only allowed by permit and sometimes not at all. Before burning it is best to check the local restrictions as well as the DNR.

Where do we shop? How far to the nearest corner store, gas station, shopping center and mall?

Depending on how often you like to shop, this may or may not be a big concern. But it is always nice to know how far you will have to go for a gallon of milk for breakfast, a propane refill for the BBQ or gas for the lawn tractor.

How long does it take to cut the grass?

If your yard is over an acre with few trees, you might consider a lawn tractor. Many people on acreage only cut certain areas leaving the rest to grow to a natural prairie. Another consideration would be whether or not to install an irrigation system for the sod near the home.

Wow! There are a lot of trees! Do I have to worry about oak wilt and emerald Ash Borers?

Oak wilt is a big concern in throughout Minnesota. Many of the communities have information and programs to help protect and save the oak trees from this disease.  Recently people have been extremely concerned with the emerald ash borer that has been found in Ramsey County and now Anoka County too. These insects bored into ash trees and tunnel under the bark eventually killing the tree. There are programs to control the spread of the insects.

What about emergencies? How far to the nearest hospital? Where is the nearest fire station? Who provides police protection?

No one wants to think about these things when moving but accidents and illnesses do happen. It was a long hour drive to Children's Hospital in St. Paul when my son fell and needed stitches. If the nearest fire station is staffed with volunteers and over five miles away, it will seem like a lifetime during those 5-10 minutes while you wait for the fire truck to show up to YOUR home. And big fires in dry areas will need the water trucked in due to limited water hydrants, if any, like in the city. Many rural communities do not have police officers but are patrolled by the county sheriff's department. Understand your options before an emergency occurs because it will likely take a bit longer if you are in a rural area.

With a little planning, and a good REALTOR®, your move to Minnesota acreage can be a great one!

READY to Make YOUR Move? If you are buying, selling or relocating to Minnesota and need help from a professional REALTOR®, give me, Teri Eckholm of BOARDMAN Realty, a call or visit my website for a FREE Home Buyer Success Guide or FREE Home Value Report. I specialize in acreage and lakeshore properties in the north and east Twin Cities metro area including Ham Lake, Lino Lakes and all communities in the Forest Lake School District! Serving Anoka, Chisago, Ramsey and Washington Counties in Minnesota.
 
Copyright 2015 www.terieckholm.com

Hobby Farm in Your Future? What You Need to Know to Finance Your Dream

This summer, I have had the opportunity to assist a young couple scour the north and east metro for a small acreage property. We’ve searched across western Anoka, southern Chisago and northern Washington Counties, for something that will meet there small acreage requirements. Our search discovered the perfect country farmhouse on 40 acres and well within their budget too! My preapproved clients were excited when they wrote up their offer. Everything changed a day later when their loan officer called to inquire. “Are there crops growing on that land? ANY crops at all?” Well, the answer was yes. Suddenly the dream homestead had become a commercial property requiring agricultural financing.

No big deal, right? Wrong

The residential financing they were approved for limits property acreage to a maximum of 20 crop-free, acres. Yes, the land must be totally free of any planted crop when you use residential financing (even their loan officer was a bit surprised by this more stringent restriction). Of course the restriction is sometimes overlooked if the land is wetland and/or is densely wooded and therefore deemed unusable for farming. The whole situation was a bit of a surprise to my clients. They had never asked the questions as to whether there was a restriction on their preapproval for the size of the property. Of course this is partially because we just never expected to find such a large piece of land in their price range.

In order for my clients to purchase the property the fell in love with, they required agricultural financing. This is a whole different ballgame using a specialty lender. The mortgage will require a 15-20% down payment and it is only available at an interest rate significantly higher than what was quoted by their residential lender…Usually 2-3% higher.This can be a deal breaker if the original financing plan was 3% down FHA or a low down payment conventional loan with private mortgage insurance.

Why the difference? There are laws to protect farmers from foreclosure before the harvest. Current law seems to affect anything over 20 acres. It seems that underwriters have become stricter since the housing downfall. My understanding of the situation is this: If land has been rented to another party for farming, it would be very difficult for the bank sell the foreclosed land quickly. If there are crops involved, the crop would belong to the farmer not the bank.

If you are searching for a Minnesota hobby farm or small acreage property, it is very important to ask your loan officer the “what if” questions.

• What if I find the perfect home on 25 or 30 acres?
• What if half of a 20 acre has been rented to the neighboring farmer for a corn crop?
• What about a horse ranch that has 5 acres of hay planted?

Understanding how many acres are allowed using the financing you are preapproved is essential when shopping for a Minnesota hobby farm.  Asking questions prior to the home search for can save you time and heartache as you search for your dream home.

Copyright 2012 Teri Eckholm 

Shoveling in September in Anoka County MN? It’s NUTS!

Literally! Nuts…Acorns to be specific. It’s a banner year for the oak trees in our yard! Unfortunately several of the branches that provide shade on our Ham Lake driveway in the summer, drop hundreds…no thousands of acorns onto our driveway. We thought that collecting them and bringing bushels of our red and bir acorns to the DNR was a novel idea, but a 3 hour drive to Bemidji for a possible $40 a bushel is not going to happen.

So we elected to shovel the nuts after they ping like hail stones onto our vehicles. We have blown them off the driveway in the past but it doesn’t get all the acorn-butter bits that our tires have ground in during the week. Believe me, shoveling is easier than sweeping. After they are dumped onto the edge of our property, the squirrel and white-tailed deer get a one-stop smorgasbord as usually we have a few crabapples in the mix.

What fun it is to live on Minnesota acreage!

Copyright 2009 Teri Eckholm http://www.terieckholm.com/

Is Your Mama a Llama Lover? Spend Mom’s Day Learning About Llamas in Washington County

Llamas are cool. I always loved reading the picture book, “Is Your Mama a Llama?” to my kids when they were toddlers. Because of the story, whenever I had to take the kids to visit their doctor in White Bear Lake, we detoured past the two llamas that lived off of Hwy 96 and Ottertail Rd. I don't think they still reside on that property. Llamas are a rare site in the Twin Cities; one you remember after you see them. There used to be another farm in the community of Shafer in Chisago County where I would see llamas peeking over the fence from time to time. They are such beautiful creatures.

On Mother’s Day Weekend, May 9th and 10th there will be an opportunity to get up close and personal with a llama (or two). The 15th Annual Llama Magic Festival is scheduled to be held at the Washington County Fair Grounds in Lake Elmo, MN. So if you are looking for a chance to walk a llama, learn about how to use llama yarn in crafts or maybe even buy a llama to raise on your Minnesota acreage, stop by!

Copyright 2009 Teri Eckholm http://www.terieckholm.com/