The off-grid compound / sanctuary

Ivan Tsar
Mar 13
4 min read

For preppers, owning land is a cornerstone of self-sufficiency, resilience, and long-term survival planning. While urban and suburban properties offer convenience, many preppers seek raw or restricted land for homesteading, off-grid living, or bug-out locations. However, purchasing such land comes with unique challenges and considerations.

This article explores the pros and cons of buying raw and restricted land, what to look for, and how to navigate legal and logistical obstacles.

Understanding Raw and Restricted Land

Raw Land

Raw land is undeveloped property with little to no existing infrastructure. It lacks utilities, buildings, roads, or municipal services, making it a blank slate for development. Raw land is often found in rural or wilderness areas and is attractive to preppers due to its remoteness and lower costs.

Restricted Land

Restricted land comes with limitations imposed by government regulations, zoning laws, environmental protections, or homeowners' associations (HOAs). These restrictions can affect land use, building regulations, and resource utilization.

Pros of Buying Raw and Restricted Land for Preppers

1. Affordability

Raw land is often significantly cheaper than developed property, allowing preppers to acquire more acreage for less money.

Property taxes on undeveloped land are usually lower than those on improved lots , highly recommend a geotechnical engineer to conduct soil testing and a surveyor to measure the land and identify any potential issues like easements or zoning restrictions.

2. Remote and Secure Location

Many raw land properties are in rural or isolated areas, reducing exposure to crime, civil unrest, and urban dependencies.

It provides an ideal bug-out location during emergencies.

3. Self-Sufficiency Potential

Allows full control over food production (gardening, livestock, hunting).

Provides an opportunity to establish independent water and energy sources (wells, rainwater collection, solar panels, wind turbines).

4. Minimal Government Interference

Some rural lands have fewer zoning regulations and building codes, allowing for alternative housing solutions like tiny homes, earthbag shelters, or underground bunkers.

No nazi HOAs or municipal restrictions in many cases.

5. Natural Resources Access

May offer access to forests, rivers, or natural springs, useful for water, food, and fuel.

Some properties allow for timber harvesting, hunting, and fishing.

Cons of Buying Raw and Restricted Land for Preppers

1. Lack of Infrastructure

No existing roads, plumbing, or electrical systems.

Building and setting up utilities can be expensive and labor-intensive.

2. Legal and Zoning Restrictions

Some areas have strict land-use laws prohibiting certain structures, livestock, or resource extraction.

Water rights and drilling for wells may be regulated or restricted.

Environmental laws can prevent land clearing or development.

3. Accessibility Issues

Some raw land parcels lack legal road access, requiring negotiation for easements or rights-of-way.

Poor road conditions may make access difficult in bad weather or emergencies.

4. Resource Limitations

Water availability can be a challenge; not all land has groundwater access.

Some locations may be prone to wildfires, floods, or extreme weather.

5. Higher Development Costs

Adding utilities (solar, septic, well drilling) can be costly.

Road-building and soil preparation may require heavy machinery and expertise.

6. Potential Legal Issues

Easements and mineral rights can be complex; some landowners don’t own the underground resources.

Some properties have historical or environmental protections that limit modifications.

Key Considerations When Buying Raw or Restricted Land

1. Location

Choose a region with a climate suitable for self-sufficiency.

Consider proximity to emergency services, supply routes, and like-minded communities.

Research local crime rates and political stability.

2. Zoning and Land Use Laws

Contact county offices to confirm permitted land uses.

Verify restrictions on off-grid living, homesteading, and alternative construction methods.

3. Water Availability

Check for surface water sources (rivers, ponds) and groundwater potential.

Research well drilling costs and legal restrictions.

4. Soil Quality

Conduct a soil test for agriculture viability.

Ensure proper drainage to avoid flooding risks.

5. Access and Rights-of-Way

Confirm legal road access and ease of travel.

If the land is landlocked, negotiate an easement with neighboring landowners.

6. Utility and Power Solutions

Plan for off-grid energy options (solar, wind, or micro-hydro power).

Consider the cost of septic systems, water filtration, and backup generators.

7. Environmental and Disaster Risks

Research flood zones, wildfire risks, and earthquake potential.

Avoid land prone to erosion or unstable soil conditions.

8. Future Development Plans

Consider long-term sustainability and expansion potential.

Research nearby developments or government projects that may impact your land.

Final Thoughts: Is Buying Raw or Restricted Land Worth It for Preppers?

Purchasing raw or restricted land is a significant commitment, but for preppers seeking self-sufficiency, security, and independence, it can be a worthwhile investment. However, success depends on thorough research, planning, and legal due diligence.