The first thing most city buyers notice in a small town is how much more house their money buys. Enjoy that moment, then slow down. A low price doesn't help if the house sits next to the train tracks or the well water fails its test.
Here's what to check, starting with the four cautions from the book.
The book's four cautions
- Older homes need a rigorous check-up. Most homes are older, the book says, and a property inspector is a must. Look for the classic older-home problems: termites, foundation issues and asbestos.
- Stay away from train tracks. The book warns that in small towns, trains run constantly, and the noise will drive you crazy if the tracks are in your backyard.
- Avoid the lowest-cost housing in town. The book steers families away from old Class C apartments, the bottom tier of rentals, and other areas with the lowest-cost housing in town. It's too big an adjustment, and it won't benefit you.
- Negotiate. Asking prices are negotiable here, like everywhere in America, even when you love the place.
Get the right inspections
Hire a home inspector with experience in older and rural houses, and be there for the inspection. Then add the specialized checks that apply.
Termites. Ask your inspector or a pest control company for a wood-destroying insect inspection.
Asbestos. The EPA says asbestos material in good condition is usually best left alone; it becomes a problem when it's damaged or disturbed, as in a remodel. It recommends that even sampling and minor repairs be done by a trained, accredited professional (U.S. Environmental Protection Agency, 2026).
Lead paint. For most homes built before 1978, federal law requires sellers to disclose any known lead-based paint and give buyers a 10-day window to have the home inspected, unless both sides agree in writing to change it (U.S. Environmental Protection Agency, 2026).
Radon. The EPA says all homes should be tested for radon, a naturally occurring radioactive gas that can cause lung cancer (U.S. Environmental Protection Agency, 2026).
The well. Private wells aren't regulated by the federal government under the Safe Drinking Water Act, so the owner is responsible for the water (U.S. Environmental Protection Agency, 2026). The CDC recommends testing well water at least once a year for total coliform bacteria, nitrates, total dissolved solids and pH, using a state-certified lab, and asking the local health department what else to test for where you live (Centers for Disease Control and Prevention, 2024). Test before you close, and ask a well contractor about the pump, the well's age and how much water it produces.
The septic system. The EPA says the average household septic system should be inspected at least every three years by a professional, and tanks are typically pumped every three to five years (U.S. Environmental Protection Agency, 2026). Before you buy, have the system inspected, ask for the pumping records, and find out where the tank and drain field are.
Check the flood risk
Look up the address on FEMA's Flood Map Service Center, which lets you search by address. Then talk to an insurance agent before you make an offer.
Three facts from FEMA's National Flood Insurance Program are worth knowing (FEMA, 2026):
- Most homeowners insurance does not cover flood damage.
- Almost one-third of the program's flood insurance claims come from outside high-risk flood areas.
- A new flood policy usually takes 30 days to go into effect. One exception: there's no wait if you buy it while making, increasing, extending or renewing a mortgage.
Confirm the internet at the address
If anyone in the house works or studies from home, check the exact address on the FCC's National Broadband Map, then call the provider to confirm. Our article on working remotely from a small town walks you through it.
Look up the property taxes yourself
Don't rely on the listing. Find the property on the county assessor's or treasurer's website, or call the office. Ask about:
- The current tax bill and the assessed value.
- Any exemptions the seller gets that won't carry over to you, such as a senior or veteran exemption.
- Whether the value could be reassessed after a sale.
- Any special districts or assessments, such as fire, water or road districts.
The office name varies by state. In Texas, for example, exemption applications go to the appraisal district in the county where the property is located (Texas Comptroller of Public Accounts, 2026).
For acreage: survey, easements and access
Land brings its own questions. A real estate attorney or title company can help with these:
- A current survey. Fences and old boundary lines don't always match the deed.
- Easements. Find out who else has a right to cross or use the land, such as a utility line, a neighbor's driveway or a shared road.
- Access. Make sure the property has legal access to a public road, and find out who maintains and plows that road.
- Water and mineral rights. Ask the title company or attorney exactly which rights come with the property.
Check the rules for animals and outbuildings
Plenty of people move to the country for chickens, horses, a big shop or a home business. Before you buy, call the city or county planning and zoning office and ask what's allowed on that parcel, and whether you'd need permits for a barn, a fence or other buildings. Ask about subdivision covenants or homeowners association rules, too. The rules inside town limits can be very different from the county's rules a mile down the road.
Visit at night
The book's advice is to visit any house you're serious about at different times of day and night. A property that looks great at 2 p.m. can take on a whole different feel at 10 p.m., and a busy street can stay loud long after dark. Frank spent a night sleeping in a chair in his house during his due diligence period, just to be sure.
Out in the country, nights are pitch-black and full of new noises, from cows to coyotes. If your family has never lived on a farm or ranch, the book suggests trying a weekend on one first.
Build your local team
You'll make better decisions with local help: an inspector, an agent who knows rural property, a lender, a title company or real estate attorney, and an insurance agent. Ask each one what they wish more out-of-town buyers knew.
Our guide to buying a house covers the rest of the process.
The book's chapter on shopping for a home includes Frank's own lessons from buying in a small town. Get the free book here.