When it comes to buying land in Ohio, the state offers a unique mix of opportunities that might surprise you. While Ohio may not always be the first destination people think of for land investments, its affordable property prices, diverse landscapes, and a steadily growing economy make it a strong contender. Whether you’re looking for sprawling farmland, a cozy plot in a rural area, or land for future development near bustling cities like Columbus or Cleveland, Ohio has something for everyone.
The Buckeye State boasts a balance of urban accessibility and rural tranquility, giving prospective buyers plenty of options to choose from. With its central location in the U.S., you’re also within a day’s drive of many major cities, making it ideal for those seeking convenience and value. But like any investment, there are factors to consider before diving in. From fluctuating property taxes to zoning laws, let’s take a closer look at the pros and cons of buying land in Ohio—there might be a few surprises waiting for you!
Ohio Land: A Regional Overview
Before we get into the good stuff (and the not-so-good), let’s take a quick tour around Ohio’s land market. Ohio is known for its variety—urban hubs like Columbus, Cleveland, and Cincinnati offer opportunities close to jobs, entertainment, and infrastructure. But if you’re more of a “give me a piece of quiet countryside” kind of person, rural counties like Athens, Meigs, or Hocking might be more your speed.
In recent years, Ohio has seen steady demand for land, especially as more folks look for a balance between affordable living and access to nature. Whether you’re eyeing farmland, a plot for a new home, or a future commercial venture, the Ohio land market has a broad spectrum of opportunities. The state offers diverse soil conditions (great for farming), large swaths of undeveloped land, and—depending on your region—pretty decent views.
Pros of Buying Land in Ohio
1. Affordability That Won’t Make You Cry
Let’s be real: when it comes to buying land, price matters. Ohio consistently ranks as one of the more affordable states for land purchases, especially compared to coastal areas. Whether you’re looking to start a homestead or just invest in a piece of property, you won’t need to sell a kidney to make it happen. Plus, with lower-than-average property taxes, you can hold onto that land without draining your savings.
2. Variety: From City Living to Rural Escapes
Ohio truly gives you the best of both worlds. You can snag land in urban areas close to work, entertainment, and all the conveniences of modern life. Or, if city hustle isn’t your thing, you’ve got rural areas where the loudest noise is a bird’s wings flapping. There’s a plot for every lifestyle—whether you’re dreaming of a farm-to-table experience or a future Airbnb cabin getaway.
3. Growing Economy and Infrastructure
Ohio’s economy is steadily growing, and with that growth comes infrastructure improvements—better roads, utilities, and services in both urban and rural areas. This could make your land investment even more valuable in the long run. Plus, Ohio’s central location means you’re within a day’s drive of major cities like Chicago, New York, and Nashville. Not a bad spot for future growth.
4. Diverse Land Uses
Whether you’re planning to build, farm, or hold the land for future development, Ohio offers a lot of flexibility. Zoning laws here tend to be less restrictive than in some other states, especially when it comes to agriculture or rural plots. So, if you’re dreaming of an organic farm or just need some land for weekend getaways, you’ve got options.
5. Natural Beauty, Minus the Hype
Ohio may not have towering mountains or oceanfront views, but it’s got plenty of natural beauty. From rolling hills in the southeast to the Lake Erie coastline, you’ll find lush forests, serene rivers, and open fields. It’s perfect for those who want to enjoy nature without dealing with crowds of tourists.
The Cons of Buying Land in Ohio
1. The Weather Can Be… Unpredictable
Let’s get one thing straight: Ohio weather doesn’t play by the rules. One day it’s sunny, and the next, you’re in the middle of a snowstorm—or worse, a flash flood. If you’re not a fan of erratic weather patterns, Ohio might test your patience (and your wardrobe).
2. Zoning and Property Use Restrictions
While Ohio offers flexible land uses, it’s not a total free-for-all. Zoning laws vary significantly by county and city, and in some cases, you might run into hurdles if you’re planning something outside the norm. Want to build a tiny house or start a small organic farm? You’ll want to double-check those local regulations first.
3. Rural Areas May Lack Services
If you’re thinking about buying rural land in Ohio, keep in mind that you may not have immediate access to utilities, public water, or even reliable internet. Sure, you can always go off-grid, but if you’re planning on building a modern home or using the land for commercial purposes, the lack of services might slow you down.
4. Property Taxes Can Vary Wildly
While Ohio’s property taxes are generally lower than the national average, they can fluctuate significantly depending on where you’re buying. Some counties might hit you with a higher bill, especially if you’re in a more developed or desirable area. It’s worth doing your homework before you commit to avoid any unpleasant surprises.
5. Resale Value May Depend on Location
Ohio’s land values aren’t skyrocketing like they are in some states. While this makes it a great place to buy affordable land, it also means you might not see rapid appreciation unless you’re in a growing area. If you’re buying for long-term investment, you’ll want to choose your location wisely.
Top Tips for Buying Land in Ohio
1. Check Zoning Laws Early
Don’t assume you can do whatever you want with the land. Always check local zoning laws before buying, especially if you have specific plans for development, agriculture, or alternative housing. Zoning restrictions can vary significantly from one county to another, so it’s essential to verify what you’re allowed to do with the property. If you fail to check the regulations, you could end up with a piece of land that can’t be used for your intended purpose—turning what seemed like a dream purchase into a headache.
2. Inspect for Soil and Water Conditions
If you’re planning to farm or build, make sure the land is suitable for your needs. Getting a soil test and checking for nearby water sources can save you a lot of headaches later. For instance, poor soil quality could affect crop yields if you’re farming, and if the water table is too low, you might face significant costs installing a well. These factors aren’t just inconveniences—they can seriously impact the long-term value and usability of the land, so they need to be assessed before closing the deal.
3. Look Into Property Access
Not all rural land comes with easy access. Make sure your land is reachable by road or that you have the right-of-way. It sounds basic, but you’d be surprised how often buyers overlook this! If there’s no direct access to the property, you may have to negotiate easements with neighboring landowners, which can be a time-consuming and costly process. In some cases, you might even find yourself locked in legal disputes over access, so this is a crucial factor to verify beforehand.
4. Utilities and Services
If you’re buying in a rural area, confirm whether the land has access to electricity, water, and other utilities. If not, you’ll need to budget for off-grid solutions. Adding infrastructure like power lines, water wells, and septic systems can be expensive and time-consuming, so it’s important to know what you’re getting into from the start. Make sure to factor these costs into your budget—otherwise, your seemingly affordable land might quickly become a money pit.
Best Locations to Buy Land in Ohio
Ohio offers a wide range of options when it comes to buying land, depending on your goals—whether you’re looking for rural peace, development potential, or proximity to city life. Here are some of the best regions to consider:
1. Columbus Metro Area
If you want to be near the heart of Ohio’s booming economy, the Columbus metro area is an excellent choice. With the city’s rapid growth and development, land close to the city is increasing in value. Areas like Delaware County and Fairfield County are ideal for those looking for future development opportunities or wanting to build close to the state’s capital.
2. Southeastern Ohio (Appalachian Region)
Known for its rolling hills and natural beauty, Southeastern Ohio is perfect for those seeking rural land. Areas like Athens County, Meigs County, and Hocking County offer affordable land with scenic views, forests, and great spots for farming, hunting, or recreational purposes. The proximity to state parks like Hocking Hills also makes this region popular among nature enthusiasts.
3. Northeastern Ohio (Near Cleveland)
For those who want land with access to urban amenities but with more space and affordability, Northeastern Ohio is a great option. Counties like Geauga, Summit, and Portage offer a mix of suburban and rural land. Plus, the proximity to Lake Erie can be an added bonus for those looking for waterfront properties or lakefront views.
4. Northwest Ohio (Near Toledo)
This region offers flat, fertile land, making it a prime location for agriculture. Wood County and Hancock County are known for their farming communities and are also close to Toledo, providing a balance between rural and city living. Northwest Ohio is a good choice for buyers looking for larger plots of land for farming or future development.
5. Southwest Ohio (Near Cincinnati)
Southwest Ohio is a blend of suburban growth and rural charm. Areas surrounding Cincinnati and Dayton, like Warren County and Clermont County, have become popular for those seeking residential development. These counties offer easy access to both cities while still providing a more relaxed, spacious environment.
6. Central Ohio (Outside Columbus)
Counties just outside of Columbus, like Licking and Madison, offer great opportunities for buyers who want land close to a growing urban area but without the high prices associated with living directly in the city. This area has seen a rise in suburban development, making it attractive for long-term investment.
Partnering with Bubba Land for Seamless Land Transactions
Buying or selling land can be a daunting task, laden with complex legal processes and extensive paperwork. At Bubba Land, we understand that your time is valuable, and our goal is to make your land transactions as smooth and stress-free as possible. By partnering with a professional land company like ours, you can avoid the pitfalls and costly mistakes that often come with navigating land deals on your own.
- Avoid High Realtor Commissions and Closing Costs: Selling directly to Bubba Land means you bypass hefty Realtor fees and additional closing costs, putting more money directly into your pocket.
- Streamlined Process with No Marketing Hassles: Skip the endless marketing efforts and showings needed to attract a buyer on the open market. At Bubba Land, we make direct offers, saving you time and energy.
- Quick Cash Offers: Rather than waiting months—or even years—for your land to sell, we provide fast cash offers, ensuring you receive your money promptly.
- Simplified Negotiations: Say goodbye to the back-and-forth negotiations that come with setting list prices, handling offers, and dealing with contingencies. We offer a straightforward, no-nonsense transaction process.
- Minimize Risk During the Selling Period: Long listing periods can leave your property vulnerable to trespassers and vandals. Selling to Bubba Land quickly minimizes these risks and gives you peace of mind.
In the land business, it’s important to partner with a company that has a proven track record and a commitment to integrity. Bubba Land is dedicated to providing you with a seamless, hassle-free experience, and we pride ourselves on being a trustworthy partner in your land journey. Whether you’re looking to sell quickly for cash or need assistance navigating a complex land purchase, we’re here to help.
Final Thoughts: Is Ohio Land Right for You?
Buying land in Ohio offers a unique blend of affordability, variety, and long-term potential. Whether you’re drawn to the peaceful rural landscapes or see opportunity in the growing urban areas, Ohio has plenty to offer. Of course, like any real estate investment, it’s important to do your homework—check zoning laws, assess soil and water conditions, and ensure that your property has the right access and utilities. The pros of affordable land and diverse uses are certainly appealing, but you’ll want to be mindful of unpredictable weather, zoning restrictions, and varying resale values.
Ultimately, whether Ohio land is right for you depends on your personal goals and needs. If you’re ready to commit and willing to tackle a few challenges, the Buckeye State might just be the perfect place to plant your roots—or make a smart investment for the future.
Frequently Asked Questions (FAQs)
1. Is It Necessary to Get a Land Survey Before Buying?
Yes, getting a land survey is essential when buying land in Ohio. A survey confirms the property’s boundaries, checks for easements, and highlights potential issues that could arise, such as neighboring disputes or hidden development restrictions. Skipping this step could leave you with future legal and boundary headaches.
2. What Should I Know About Mineral Rights in Ohio?
Mineral rights in Ohio can be separated from surface rights, meaning someone else might have the right to extract resources (like oil or natural gas) beneath your land. Always check the deed and title history to understand whether the mineral rights come with the property or if they’re held by another party. Consulting a lawyer to review the situation is highly recommended to avoid future complications.
3. Should I Worry About Flood Zones When Buying Land in Ohio?
Yes, being in a flood zone can affect your insurance costs, limit what you can build, and increase the risk of property damage. Ohio’s terrain includes rivers, streams, and flood-prone areas. Use FEMA flood maps and consult local records to ensure you understand the flood risks associated with the property before purchasing.
4. How Important Is Road Access When Buying Rural Land in Ohio?
Road access is crucial, especially in rural areas. Many buyers fall in love with a property only to realize later that it is landlocked or lacks proper access. Make sure that the land has documented, legal access through a public road or easement. Without proper access, development or even visiting the land could become problematic.
5. What Are the Zoning Requirements for Land in Ohio?
Zoning laws in Ohio can vary significantly by county and municipality. It’s important to verify whether the land is zoned for agricultural, residential, or commercial use before buying. Zoning restrictions will determine what you can and can’t do with the land, so it’s crucial to align the zoning with your future plans for the property.
Bubba Peek is an experienced real estate investor focused on land acquisition. He holds a Bachelor’s in Finance and a Master’s in Real Estate (MSRE) from the University of Florida, along with the prestigious Certified Commercial Investment Member (CCIM) Designation, held by only six percent of real estate professionals. With over a decade of experience, Bubba blends financial expertise and market insight to deliver outstanding results. As founder of Bubba Land Company, he’s known for offering landowners efficient, hassle-free sales solutions.