BUYING A HOBBY FARM IN NORTH DAKOTA: THE PRACTICAL CHECKLIST BEFORE YOU COMMIT

By Rebecca Sabot, Real Estate Agent
© Rebecca Sabot. All rights reserved.

WHY HOBBY FARMS FEEL AMAZING (AND WHY DUE DILIGENCE MATTERS)
A hobby farm—small acreage, rural home, farmette—often checks every lifestyle box: space, privacy, animals, gardens, and a shop for projects. But rural properties come with more “systems” than a typical in-town home. The goal is to make sure your dream acreage doesn’t come with hidden headaches.

LAND AND LOCATION: START WITH ACCESS AND USE
ROAD TYPE AND WINTER ACCESS
In North Dakota, winter isn’t a season—it’s a personality trait. Find out if the road is paved or gravel, who maintains it, and how reliable access is when the wind decides your driveway should be a snow sculpture.

EASEMENTS AND PROPERTY BOUNDARIES
Utility easements and access agreements are common. Confirm where you can build, where others can legally travel, and whether fences actually match the boundary lines.

DRAINAGE, SOILS, AND “WHAT DO YOU WANT TO DO OUT HERE?”
If you want gardens, pasture, hay, or animals, the land needs to support it. Drainage issues can create muddy corrals, wet basements, and miserable spring seasons.

WELL, SEPTIC, AND UTILITIES: THE BIG MONEY ITEMS
WATER SOURCE
Is it a private well or rural water? If it’s a well, testing water quality is smart and knowing the well depth/age helps you understand future risk.

SEPTIC SYSTEM
Septic systems aren’t glamorous, but they are expensive when they fail. Know the system type, age, maintenance history, and inspection results.

POWER, INTERNET, AND HEAT
Confirm electrical service and capacity (especially if you want a big shop). Ask about internet options early—some rural pockets have great service, some have “hope and a hotspot.” If propane is used, request usage history.

OUTBUILDINGS AND FENCING: LOOK UNDER THE HOOD
BARNS AND SHOPS
Check roof condition, structure, electrical, doors, and concrete. Heated shops are fantastic—unless the heat setup is unsafe, uninsurable, or expensive to run.

FENCING AND WATER FOR ANIMALS
If animals are part of the plan, fencing quality and water access matter more than the listing’s “country charm” description. Fixing fencing can be a surprisingly large cost and time commitment.

ZONING, RULES, AND RESTRICTIONS: CAN YOU ACTUALLY LIVE THE DREAM?
COUNTY VS CITY VS SUBDIVISION RULES
Depending on where the property sits, you may have city ordinances, county guidelines, and/or subdivision covenants (CC&Rs). CC&Rs can restrict animals, outbuildings, parking equipment, fence types, and more.

ANIMAL REALITY CHECK
Chickens, goats, horses, and hobby cattle all have different space and infrastructure needs. Also: goats are adorable escape artists. Plan accordingly.

INSPECTIONS THAT MATTER MOST FOR HOBBY FARMS

• Whole-home inspection (of course)

• Well test and water quality

• Septic inspection/pumping record review

• Outbuilding evaluation (structure/roof/electrical)

• Survey review or boundary confirmation

• Insurance quote review (rural properties can require different coverage)

WHAT I SEE MOST OFTEN (AKA THE “DON’T DO THIS” LIST)

• Falling in love with outbuildings without checking condition and electrical

• Assuming animals are allowed because “it’s rural”

• Underestimating winter access and drifting snow

• Skipping well/septic due diligence

• Not budgeting for fencing, water lines, and ongoing maintenance

HOW I HELP BUYERS SHOP SMART FOR NORTH DAKOTA ACREAGES
As a full time realtor, I help buyers compare hobby farms beyond the photos: access, utilities, restrictions, inspection strategy, and long-term practicality—so you get the space you want without stepping into preventable expenses.

SUMMARY
Buying a hobby farm in North Dakota is part lifestyle move and part infrastructure decision. Focus on access, easements, well/septic, outbuildings, and zoning/CC&Rs early. If those check out, then yes—go ahead and fall in love with the barn.