Good land for sale but something doesn't seem right? - The Horse Forum
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post #1 of 17 Old 01-22-2011, 01:50 PM Thread Starter
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Exclamation Good land for sale but something doesn't seem right?

Ok so I've seen this house before on the market over the month of two I've been browsing on new property for sale. Everything seems great - its a very simple house that's secluded in the woods with 19 acres of land!! It's only $350,000 which is about $6000 an acre I estimated, whereas in this county, any land there is, each acre is usually a MINIMUM of $25000.. I was looking at the county map and put the address in to see if there's anything wrong with the property. What I did find is that there is a septic permit.. I have no idea what this means. Can anyone help me out with this? Horses are allowed and if everything went well, we would probably rent out the house since we don't need it and we live close enough.

But what does this permit mean? Would it be a problem to have horses here due to bad water or something? I really need help!

http://imaps.co.wake.nc.us/imaps/Req...permit=C018254
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post #2 of 17 Old 01-22-2011, 02:35 PM
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The permit is from 1994. Maybe there is something wrong with the septic tank...which would cost a good bit of money to fix. There could also be a problem with the house. It could be in poor repair or need some structural work.
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post #3 of 17 Old 01-22-2011, 03:11 PM
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I would go to the county offices and ask them. I have done this numerous times for numerous properties, and have found people really helpful. My guess is that they had to replace the septic system in 1993. Would look like it was subssequently tested twice afterwards. If they house is lived in, they would not allow it to continue this long if is was not sufficient. It is sized for a 3 br house (which means that is all that can be there, unless it is increased.). Also shows the well being 90 ft from the house-while you are at the county I would ask what the water flow is (if known) and what the minimum requirements are for your area. Some areas are as low as 1 gal per minute, which to me means that if the washer is running you have to wait to flush the tiolet...lol, no less water the horses........

When we had our horses at home, we had a flow of 5 gal, and that was fine, for just a couple horses.

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post #4 of 17 Old 01-22-2011, 05:27 PM
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Originally Posted by franknbeans View Post
I would go to the county offices and ask them.
Yes. Talk to the county engineers/permits department and they can tell and show you all the permits that were issued and inspections made.
Also talk to the county planning department...I've seen 'too good to be true' properties that wound up with an industrial complex being built right next to them. The county planners can tell you about any plans or rezoning requests in the works.

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post #5 of 17 Old 01-22-2011, 08:32 PM
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The permit is the "permission granted by the municipality for the septic installation. That's all. Doesn't mean it was done, doesn't mean it was inspected.

You could also hire a property inspector or a house inspector that specializes in rural properties. Other option is to use a realtor to buy. They get their money from the sale, not your pocket, but once you find a realtor you like, stay with that one until you buy. You may have to sign a contract to that effect.
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post #6 of 17 Old 01-23-2011, 09:43 AM
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I wouldn't automatically assume there was a problem, but I would definitely get it tested and include in that a water test. It looks like there was some kind of issue with the septic or it was replaced in 94 - the water was tested for bacteria on 8/8/94 and found positive for bacteria, tested again 8/12/94 and found negative for bacteria. I'm inclined to guess, from the report, they had a leaking septic, and replaced it. It's probably all fine now, but I'd get it tested again just to be sure.


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post #7 of 17 Old 01-23-2011, 11:28 AM Thread Starter
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thank you for all your help everyone! I always look on the market for good properties because you never know when you might be lucky.. just has to be good enough to convince my dad :P But yes, I am going to take in all your suggestions and discuss this with my dad and see his take on it.

I actually have another question! There is another property that someone was renovating a house into a church and its about 18-19 acres. Its about $375,000 and its directly next to my school. You can go on a trail that is part of the community park next to my school and see some of the property from it. The only thing wrong with it is that they said it is in a 100 year flood plain.. I don't really understand half of this stuff but honestly, what are the chances that there could ACTUALLY be a devistating flood here?? I mean, you've got a school on one side, a school across the street, a neighborhood across the street, and a private house and horse property across the street. How bad could it be if there was truly a flood?
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post #8 of 17 Old 01-23-2011, 12:48 PM
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Flood plain? Bad, and you won't get flood insurance. Don't do it.
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post #9 of 17 Old 01-23-2011, 02:30 PM Thread Starter
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yeah I agree, I don't think it would be a very good idea just from the sound of it. If only we had half a million dollars to spare, we could actually get some good 25 acres literally down the road. :/
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post #10 of 17 Old 01-23-2011, 11:57 PM Thread Starter
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Sorry for annoying you guys with all of this..

So theres a property down the road.. no issues whatsoever, its hidden behind another property, and its 25 acres. Its all wooded so its definitely going to cost $$ to fix that etc etc. I REALLY like this property, and even though my dad says in a few years there is going to be a highway linkage right next to it (well close, not directly) I don't see that as a big issue. It costs $550,000 which is the only problem. I looked on zillow for its history etc etc and its been on and off the market since 2008. Right now, its been on for 200 days straight. Do you think, since this is just plain raw land and undeveloped, we could have a chance to negotiate the price? Its 22,000 per acre, whereas in this county most acreage is 25000 per acre. Honestly though, if its been on the market for almost 3 years now, maybe they could go lower? Should we give it a chance? Also, its starting price in '08 was 850,000 so now its definitely waaaay below tax value, but that came with the economy I guess.

Thanks!
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