Buying land sounds simple. But in places like Weld and Larimer County, where agriculture, water rights, and zoning all play big roles, it’s not always so straightforward. Whether you’re eyeing acreage for a ranch, a future home, or a long-term investment, here are five things you need to know before signing that dotted line.
1. Understand the Zoning and Land Use Regulations
Not all land is treated the same. Weld and Larimer counties each have zoning rules that affect what you can and can’t do with your property. Want to raise cattle or grow crops? You’ll need to make sure the land is zoned for agricultural use. Thinking of building a custom home? Residential zoning has its own set of building codes and setbacks.
Zoning also affects resale value. Land that allows multiple uses like agricultural and residential usually holds more long-term potential. It’s worth checking with the county planning department or talking to a Northern Colorado farm realtor who’s already done this homework for you.
2. Know the Water Rights Situation
In Colorado, water rights are a big deal. Just because land looks green doesn’t mean it comes with water. Most agricultural land needs a reliable water source, whether it’s from a well, irrigation ditch, or municipal supply. But those rights don’t always come with the property.
This is where things get technical. Water rights are separate from land ownership. You need to confirm what water access is actually included and what legal agreements or permits exist. A Greeley farm realtor can help navigate this because they deal with these specifics every day.
And here’s something people often overlook: drilling a well for personal use may require a permit, and even then, there are restrictions. Don’t assume anything until you’ve seen it in writing.
3. Check Access and Road Maintenance
You found 40 acres of untouched beauty tucked away near the foothills. It’s perfect—until winter hits and there’s no plow in sight.
Access isn’t always guaranteed in rural areas. Some land might be landlocked, meaning there’s no legal road leading to it. In that case, you’d need an easement or legal agreement with a neighboring landowner. And even if there’s access, ask: who maintains the road? Is it private or county-owned? If it’s private, those costs can add up fast.
Before you fall in love with the views, make sure you can get in and out year-round. Especially during snow season in Northern Colorado.
4. Pay Attention to Soil Quality and Terrain
This part is especially critical if you’re planning to farm or raise livestock. Soil health affects what you can grow. Terrain impacts everything from flood risk to how hard it is to install infrastructure. Some areas in Weld and Larimer have sandy or clay-heavy soil—not ideal for certain crops.
You can request a soil test, and it’s worth doing even on smaller parcels. If you’re buying land to start a small farm, don’t guess. Get the facts.
And then there’s slope. A gently rolling pasture is fine for grazing, but a steep incline can limit building potential and increase erosion. These are details a seasoned Northern Colorado farm realtor will flag immediately. You want someone local who knows which areas flood in spring or which corners dry out too fast in the summer.
5. Talk to a Local Expert Early
It sounds obvious, but you’d be surprised how many people rely on generic listings or out-of-state agents who don’t understand the unique quirks of rural Colorado real estate.
A local expert will know which plots come with reliable water, which areas have solid resale value, and what’s worth negotiating. They’ll know if a certain region of Weld County has stricter building codes or if a pocket of Larimer County has historical land-use issues.
There’s no one-size-fits-all advice when buying land here. Each piece of property has its own story and pitfalls. An experienced Greeley farm realtor or someone who specializes in Northern Colorado ranches will give you insights that online listings just can’t.
Getting the Most Out of Your Land Purchase
Buying land in Weld or Larimer County can be a smart move. Whether you’re dreaming of wide-open pastures, farming potential, or a quiet place to build a home, the possibilities are real. But it’s not something you want to rush.
Take your time. Ask the right questions. Talk to people who know the area. And make sure you’re looking beyond the price per acre. That low price might not include water access. That perfect pasture might be in a floodplain. Details matter.
In Northern Colorado, the land still holds value. But the smartest deals go to the buyers who did their homework—and had the right people on their side from the start.
