How to Buy a Home with Land in Kansas (Without Overpaying)

Buying a home with land in Southeast Kansas is a dream for many—space to spread out, raise animals, garden, or just enjoy the peace and quiet that comes with country living. But here’s the thing: rural real estate works a little differently than your typical neighborhood house hunt. If you want to avoid overpaying—or worse, buying a property that’s more headache than it’s worth—you’ve got to know what to look for.

I’m Jackie Schierlman, a local real estate agent with eXp Realty based in Southeast Kansas. I help buyers all over Montgomery, Labette, Wilson, Neosho counties and beyond find land they love and homes that make sense for their lives. Let’s talk about how to do this the smart way.

✅ 1. Start with Your Non-Negotiables

Before you fall in love with that wraparound porch or big red barn, get clear on your must-haves.

• How much land do you actually need? (5 acres might sound great—until you have to mow it!)

• Do you need a livable home right away, or are you open to a fixer-upper?

• Will you need outbuildings for animals, storage, or equipment?

• Are you hoping to homestead or farm? That can change zoning, utilities, and loan types.

I always recommend making a 3-column list:
Must-haves | Nice-to-haves | Deal-breakers.
This helps keep your feet on the ground if emotions try to take the wheel.

📍 2. Location Isn’t Just About Convenience—It’s About Value

In rural areas like Cherryvale, Neodesha, and Altamont, land values can vary a lot depending on:

• Road access (paved vs gravel vs private)

• School district

• Proximity to utilities

• Soil quality or flood zones

• County regulations or zoning

Two 10-acre properties can look similar on paper—but if one floods every spring or is 30 minutes down a rough gravel road, it’s not apples to apples. I’ll help you understand why a property is priced the way it is—and when to walk away.

💧 3. Don’t Overlook Utilities and Infrastructure

Rural homes may not have city water or sewer, and that’s totally normal out here—but it’s important to know what you're getting into.

Here’s what I help my buyers look for:

• Well water: When was it drilled? Tested? Is there a filtration system?

• Septic system: Is it up to code? Has it been maintained?

• Electric: Is it overhead or buried? Any easements involved?

• Internet: Yes, it matters! Some areas don’t have access to high-speed internet.

• Driveway and access: Who maintains the road? Is it legal access?

These aren’t deal-breakers, but they can affect loan types, resale value, and your budget. Better to know up front.

💰 4. Understand Financing for Homes with Land

If you’re financing, know this: not all loans are created equal for rural properties.

Here are the most common options:

• Conventional Loan: Good if the house and land are in solid condition.

• USDA Loan: Great for rural homes but has strict property condition guidelines and income limits.

• FHA/VA: Might work—but the appraiser will flag any peeling paint, missing handrails, etc.

• Land Loans or Farm Loans: These require bigger down payments and might not cover a house.

• Local Lenders: This is HUGE. Southeast Kansas banks understand our land better than national lenders do.

I’ve got a network of trusted lenders who specialize in this kind of real estate. If you’re not sure where to start, I’ll point you in the right direction.

🤝 5. Work With a Local Agent Who Knows the Land

Here’s the truth: most real estate websites don’t tell you the full story.

I preview properties in person. I call listing agents to ask the questions the internet doesn’t answer. I know which areas have unstable soil, where the best hay ground is, and when a listing is overpriced based on recent off-market sales.

And if a place looks great online but smells like mold or needs $30k in dirt work? I’ll tell you before you waste your time or money.

💡 6. Watch for Hidden Costs

Here are a few things rural buyers often forget to budget for:

• Gravel or driveway work

• Fencing repairs

• Tree clearing or brush management

• Water softeners or filtration systems

• Property insurance (may be higher if far from a fire station)

None of these are deal breakers, but they do add up. I’ll help you run the numbers before you make an offer so there are no surprises.

🎯 Final Thoughts: Be Smart, Not Rushed

The best advice I can give? Take your time. Don’t let a beautiful sunset or “acreage envy” make you skip the details.

There are great deals out there—but there are also properties that look better on paper than they do in real life. I’ll help you tell the difference.

If you’re looking for a home with land in Southeast Kansas—whether it's near Independence, Parsons, or a quiet backroad in Wilson County—I’d be honored to guide you.