HIGH TUNNELS FOR BEGINNERS, HOMESTEADERS AND HOBBY FARMS

 

Buying a high tunnel is a big investment for homesteaders, farmers, or hobby farmers, and it raises many questions. Here, a farmer shares his experience and tips on selecting, building, and maintaining a high tunnel.

One of the hardest things about starting a farm is deciding where to invest first.

Like many, we started our regenerative herb farm with a limited budget, and had to ask ourselves: should we mechanize to improve efficiency, like with a walk-behind tractor, or add infrastructure to improve self-sufficiency and extend our growing capacity with a high tunnel?

Since we couldn't do both, we re-evaluated our priorities and decided on a high tunnel. Spoiler alert: it was the right choice!

However, there is a lot I wish I had known before investing in this project, which is what this article is all about.

Here we'll discuss everything you need to know about high tunnels for your land, including what they are (high tunnel vs. greenhouse), their uses and benefits, DIY kits vs building your own, helpful tips on setting one up, and additional resources to learn more about these beneficial structures.

What is a High Tunnel?

Also called a hoop-house, these structures look like a greenhouse but are different. 

Although both give you varying degrees of control over growing conditions, the primary difference is a greenhouse is a heated structure, and a high tunnel is not.

Greenhouse Vs. High Tunnel: What's the Difference?

A greenhouse is an enclosed heated structure typically more stout in construction.

It is most commonly used to grow plants in pots and trays rather than in soil. In addition to having heaters, their ventilation and irrigation systems are more advanced.

A high tunnel is a non-heated structure, usually consisting of a series of hoops at least 6 feet in height in the center.

It is covered with polyethylene or polycarbonate plastic, which makes it look like a tunnel or a caterpillar (as it can be called). High tunnels have simple ventilation systems with sides that roll up, end walls or doors that can open and vents. Plants are typically grown in the ground in a high tunnel.

Greenhouses give you the most control over fluctuating environmental conditions, whereas a high tunnel is more passive and gives intermediate control.

You can add many upgrades to a high tunnel, including heating, but this removes it from the high tunnel category.

Knowing your growing goals is an important first step in deciding which option to choose, but for the sake of this article, we will focus on high tunnels.

Uses and Benefits of High Tunnels

There are many benefits to adding a high tunnel to your farm, homestead or hobby farm.

The biggest benefit is that it protects your crop from environmental fluctuations.

In essence, a high tunnel makes a microclimate that creates warmer temperatures and protects the crop from damaging weather like excessive rain, high winds, sleet and snow.

This gives the grower more flexibility and greater control over the growing environment for any given crop. This usually translates to better crop quality and higher yields, both important factors, especially if your growing space is somewhat limited.

How Do High Tunnels Work?

High tunnels capture solar heat when it is cold, but more importantly, they block the desiccating/drying effects of cold winter winds.

If you have colder winters, even if you select cold-hardy crops, winter winds will kill most any vegetable crop or annual plant.

The primary benefit that sold me on a high tunnel was its ability to extend the shoulder seasons.

We live in the mountains of Western North Carolina. We get cold, relatively short winters with snow, but not extreme cold, and not all that much snow. Adding a high tunnel to our property has greatly extended our growing season by allowing us to grow earlier in the spring and later into the fall and early winter.

This past winter (2023 to 2024) was mild, and I was able to keep lettuce growing well into January. We got a hard frost that dipped into the single digits for a week or two, and ultimately took it out. Amazingly, the spinach and kale survived, and we had fresh spinach up to early spring, at which point we started over.

This meant our family had fresh greens all winter with no need to rely on buying lettuce and spinach from the store, which is likely trucked in from thousands of miles away. 

If you live further south, you will only increase your ability to grow longer, potentially all year round, depending on temperatures and sunlight availability.

So, does this mean high tunnels are only good for growing in the colder months? Not at all

In the warmest months, a high tunnel allows you to control how much you irrigate your crops rather than relying on Mother Nature. 

This is a significant benefit for us living in the Southeast, where excess water from afternoon summer thundershowers can quickly ruin crops.

A good example is tomatoes. Many, like field tomatoes, do not do well with too much rainfall.

The symptoms range from spitting tomatoes to yellowing wilted leaves and, worst of all, bland-tasting fruit. When tomatoes are growing in a high tunnel, you have absolute control over irrigation and can give the plants the perfect amount to stay healthy.

This translates to more consistency, higher yields, improved flavor and, at times, better control of pests and diseases.

On the flip side, you will need to constantly monitor your crops to irrigate. 

Mother nature will not help you here, and your farm or homestead will need a regular supply of water.

An additional benefit of growing tomatoes and cucumbers in this structure is that it can easily be rigged with strings and hooks to grow indeterminate varieties for higher yields over a longer period of time. 

One tip I must interject is to plan on using a shade cloth if you live in a hot area

When summer months migrate into the 90s or higher, your high tunnel will easily reach the 110-degree range, which will stress any crop (and any grower!).

I didn’t anticipate this, but I got lucky. 

The first summer, we had our high tunnel. I monitored the inside temperature, and as soon as summer hit, the tunnel was well into the 100s.

At that point, I was scrambling to figure out what to do, and the answer was simple: get shade cloth. 

I called the high tunnel company and luckily, they had the right size in stock. It took a couple of weeks to arrive, but as soon as I put it on, I saw a dramatic improvement in our crops. This is a must if you plan to grow in the summer months so plan accordingly.

There are various shade cloth options options depending on how much shade you want to provide your specific crop. 

Building Your High Tunnel: Kit Versus Complete DIY

One of the first things to decide when considering a high tunnel is if you want a high tunnel kit or to do it completely DIY.

We chose a kit for several reasons.

Many companies offer complete kits that include everything you need in one shipment. This saves loads of time and ensures you have everything you need.

I'm pretty handy but with young kids at home and a homestead and other businesses to run, a kit was an obvious choice for us.

However, you will likely pay extra upfront for the convenience of a kit. Whether or not you save money, in the long run, depends on how much extra time you spend rounding up parts (high tunnels have some unique parts that may not be available at the local hardware store) for your DIY and the soundness of your design structure and materials. 

If you're handy and have the time, you can definitely DIY your own high tunnel.

At the end of this article are links to purchase customized kits, plans to make your own from scratch, and additional tools to make your DIY endeavor much easier.

Here are a few questions to ask yourself in the planning stage to help guide your decision on DIY high tunnel versus kit:

• How much time do you have?
  • You will need to invest time in putting the structure together, whether you try to save money on parts or get a kit with everything included.
• Do you have extra hands to help?
  • High tunnels do not require a high level of skill to build. However, extra help will make the process go much faster

• Do you have a flat area to build your high tunnel?
  • High tunnels need to be on flat land. If the land isn’t flat, you will need to grade the area.
    • We quickly learned that although our yard looked flat, it needed a lot grading!

• How much space do you have?
  • This will determine the size of the structure.
• How much money can you invest in the structure?
  • This may help you decide on buying a kit or doing it all from scratch. 
  • If you're DIYing, look for guides or plans that provide full instructions along with a supplies list so you know what to get and can estimate the cost of your materials.
• Do you have snow in the winter?
  • This helps determine whether you need to look at a load-bearing peak as in Gothic or if you can go with the more classic hoop.

Where We Bought Our High Tunnel Kit

I decided to go with a kit from High Tunnel Vision Hoops for the following reason:

• Their customizability and great service.
• Their YouTube channel has detailed videos with step-by-step instructions.
• When I placed the order, I knew that I would have all I needed in one place so I wouldn’t have to try an account for everything.
• Their designs were tough and approved for National Resources Conservations Service (NRCS) grants.

Speaking of grants, if you have a farm and a shoestring budget, you can apply for an NRCS grant for financial assistance.

I didn’t go this route because we had the budget, and NRCS has some limitations on how you use your tunnel. 

You can find out more information here.

If you decide to go the more frugal DIY route, there are many resources

This is a great option for many start-up farms, especially if you have stockpiled various building materials like lumber, bolts and nuts, steel pipe, PVC pipe and other necessities.

The important thing here is to understand your needs and have a good plan.

For example, one of the strongest materials you can use for the hoops is conduit pipe. 

You may have some saved, or, depending on the thickness/diameter you choose, you can shop around to find the best price from almost any hardware store.

Supplying your own steel pipe does require a pipe bender to bend the pipe into a hoop or gothic shape.

Johnny’s Seed and the Bootstrap Farmer have these benders, along with other supplies, to make the structure you want.

If you do your best to think ahead to anticipate all your material and tool needs you will be in a good position to build a DIY high tunnel with fewer setbacks.

Tips on High Tunnel Construction

Whether you decide to buy a kit that has everything you need or piecemeal your high tunnel for minimum investment, you still have to build the structure.

I'll admit, the prospect of putting one of these together was intimidating. Although I am very handy and enjoy that kind of work, I have no formal construction experience, and I did not want to mess this up!

My best advice is to prepare as well as you can, enlist the help of someone with more experience if possible (but if not, don't let this stop you) and then just jump right in.

Here are some more tips.

Tip 1: Be Prepared

Spend some time researching the build so you are prepared with all the right tools and equipment ahead of time.

This will save you tons of time and prevent any last-minute errands to the hardware store.

You may need a sledgehammer, post level, tall ladder, extra pair of vise grips, etc. Having these things ahead will dramatically shorten your build. 

Tip 2: Educate yourself 

Familiarize yourself with building the high tunnel before you build it so you have a general idea of where to start and what comes next.

The University of New Hampshire Extension has a great set of very detailed videos that walk you through every step of the process here. 

As mentioned previously, I also utilized Tunnel Vision Hoops' YouTube channel.

Tip 3: Properly Grade Your Land

If you have a truly flat area, then you can get on with removing turf and building your structure right away.

If you have sloped land, even slightly sloped, then you need to prepare the site by grading.

I had to rent a small mini-loader to grade the area where our high tunnel was built. Whether you grade your land yourself or hire someone, you must take this into account.

This endeavor was intimidating because I had never worked with heavy equipment, but I decided to go for it to save money.

Turns out, it wasn’t all that bad, and I encourage you to DIY this, but it all depends on how much earth you need to move around. 

Our slope wasn’t too steep, and my high tunnel was only 17 feet wide and 20 feet long. With a rented mini-loader, a laser level and the help of a friend (both of us were inexperienced with working with this equipment), it took about 4 hours to complete this part.

You'll also need to preplan where to dump the excess dirt

We have about a 7% slope, and at first glance, it didn’t seem like we had to move much dirt. Boy, was I wrong.

That slope generated much more dirt than I anticipated.

Fortunately, my son needed a dirt pile (which he still plays in every day), so it all worked out.

Just be sure you plan accordingly.

Tip 4: Properly Position Your High Tunnel

Proper positioning is critical to your high tunnel's performance.

According to Hightunnels.org, if your property is at 40 degrees latitude or more, position your tunnel from East to West. This prevents the ribs of the high tunnel frame from blocking the sun that is lower in the horizon during winter months. This way, you can maximize light gain.

If you are below 40 degrees latitude, orient the tunnel north to south. The sun's angle is much higher in this latitude, and you don’t need to worry about the high tunnel structure blocking the sun. 

Check it out for yourself at High Tunnels.org.

Tip 5: Give Yourself Plenty of Time and Ask for Help

Projects like this generally take longer than you think. This is especially true if you don’t have any construction experience.

Like most, our family has a lot going on. From kids’ activities/schedules to maintaining our other business and all the rest, I had to work it in on the weekends.

It took several months to complete at this pace (and felt like it took forever), but had I enlisted more help it would have gone faster.

In addition to taking so long, the ground under the turf we pulled up after grading was exposed to the summer sun. This resulted in it getting baked almost as hard as a rock.

I did not anticipate this either. Thankfully, with lots of compost, consistent irrigation and cover crops, I am finally getting that soil in better shape.

In hindsight, my advice is to plan the buildout in the cold months, block out a week where you can work on it 4 to 8 hours a day and get help from a friend. 

But however you do it, know you will get it done eventually, and it will be well worth the effort.

You'll especially need help when you are putting in the hoops, building the end structures and covering them with plastic.

Lastly, if you can’t get the structure up in a week or two, be sure to heavily mulch the exposed ground if you remove the turf.

This will help keep moisture in the soil to maintain some semblance of soil health, and you will not have to work as hard as I did to amend and build up the soil to plant into.

Additional Resources for High Tunnels and High Tunnel Supplies

As promised, here is a compilation of resources for learning more about high tunnels, best practices for growing in high tunnels and various places for specialty supplies.

• Hightunnels.org: This site is maintained by researchers, extension specialists, professors, growers, technicians and students collaborating to share experiences and knowledge about high tunnels. A great all-around resource 
• Southern Agriculture Research and Education (SARE): This is a helpful document on high tunnel construction
• University of New Hampshire Extension Building Videos: Step-by-step videos on building a high tunnel
• High Tunnel Supply Companies offering “a la carte” supplies and complete kits with everything you need:
  • Farmer’s Friend
  • Johnny’s Seeds
  • Tunnel Vision Hoops
  • Bootstrap Farmer

This is by no means an exhaustive list, but it gives a good place to start.

Final Thoughts

Despite the lengthy construction process and unanticipated bumps in the road, we have been completely happy with our high tunnel, which we use for personal and professional growing.

It also makes a great play space for the kiddos on very cold or wet days and has allowed us the space to grow surplus food to preserve and share with friends and the community.

Plus, it feels amazing to look out at the structure every day, knowing we worked hard to build it.

I hope this advice and information proves helpful to you on your journey to expand your farm, garden and self-sufficiency.

by: Rolando Boye

10 FALL ACTIVITIES TO DO IN THE COUNTRY

 

Looking for fun fall activities to do in your rural area or small town? Check out these 10 creative ideas the whole family will enjoy, from picking your own heirloom pumpkins to hunting small game and more. 

Even though seasonal temperatures may fluctuate between sweater weather and flip-flops, country folks still love to get out there and enjoy all Autumn has to offer.

Those of us living in rural areas have the advantage of being close to sought-after country fall activities like orchards, pumpkin patches and scenic colorful hikes and drives.

If you’re itching to take advantage of everything fall has to offer, you’ll love these 10 fall activities to do in the country—most of which are an acorn's throw from your front porch.

1. Go Apple Picking

Despite movies and postcards depicting apple picking as a Northern thing, the Southern states boast their own unique varieties of tasty apples, such as Arkansas Blacks and Winesaps.

Apple season starts early in the South, with many orchards opening up in August for select varieties.

The season typically continues through the end of October, though, depending on your favorite apples, it usually pays to get there early.

Check the websites of local orchards to determine when your favorites are ripe and ready for picking.

2. Try Cold Weather Camping

If you’re not big on camping in the sweltering heat of the summer, then now is the time to get out there.

Most campsites are open until the end of October, with some extending their season into November.

Although Fall typically stays mild throughout most of the South, it can get frosty, especially at higher elevations.

3. Do Leaf Arts And Crafts With The Kids

Fall leaves provide endless materials and inspiration for making autumn arts and crafts.

There are endless online tutorials for various leaf arts and crafts for all abilities. 

Some easy fall craft ideas to try include:

1. Collect leaves to laminate OR press between two pieces of wax paper using an iron. Display on a window.
2. Place different leaves underneath pieces of paper, then color over them with a crayon. This creates a perfect imprint of the leaf in whatever color they want.
3. Make “leaf people” by gluing different shapes of leaves together on construction paper. From there, they can add googly eyes, pipe cleaners for arms, etc.
4. Press leaves in a large book to preserve for the months ahead.
5. Make a leaf-inspired centerpiece.

You’d be surprised how a few leaves can entertain and delight children of all ages.

4. Enjoy A Hayride

Fall is the perfect time to take in the sights and smells of the country on a hayride.

If you have enough space, some square bales and the right equipment (think a tractor with a trailer or even a 4-wheeler with a spacious trailer and small hay bales), you can create your own hayride around your property. 

This makes a fun Halloween or holiday activity for the kids, too.

Orchards, pumpkin patches and local farms also offer hayrides around this time of year. 

5. Go Pumpkin Picking

Sure, you could pick up a pumpkin from the supermarket, but you live in the country—why not go to the source?

Many farms specialize in pumpkin patches with standard orange pumpkins or even heirloom varieties.

The benefit of buying directly from a farm (apart from the fun of it) is you get a fresher pumpkin that is less likely to rot before Halloween.

6. Get Started Hunting With Small Game

If you’re interested in learning to hunt but are unsure how to start, Fall is an excellent time to start hunting small game.

Squirrels, for example, are abundant in Fall as they scurry around gathering nuts for the winter, and their hunting season usually lasts from October through February.

Rabbits are abundant year-round, and many states have no limits on their hunting season (check your local hunting laws).

“With small game, there tends to be more action. It’s less intense. Less equipment is needed. It’s far more relaxed. And it’s easier to take the game out of the woods. You don’t need to drag it and do all this preparation.”

7. Host A Fall Potluck On Your Land

Take advantage of the milder weather and host an outdoor potluck on your property.

The theme could be as simple as a hot dog roast with sides and s’mores or a fancier local fall harvest fare.

If you have the space and desire, you could even set up an outdoor movie with quilts and pillows for bundling up and popcorn popped over an open fire.

The point is to get your friends, family, and neighbors together for an evening of fresh country air, good food and community.

8. Check Out A Small-Town Fall Festival And Support Your Local Community

Most towns host various fall-themed festivals that are fun for the whole family.

These festivals may include live music, dancing, food, vendors, contests, arts and crafts, or even fair-style rides and entertainment.

For example, some towns have festivals celebrating pumpkins, apples, Halloween, local honey, local artists and craftspeople and other fall events.

Check your local papers and online for upcoming events and support your small town.

9. Take In The Fall Foliage Via Car, Foot, Motorcycle, 4-Wheeler Or Bike

Most of our area is rich in deciduous forests.

Whether you take a road trip, a day trip or a local hike, bike ride or 4-wheeling excursion, make time to take in the color of the Fall season.

10. Prioritize Firepit Nights

Cooler, darker evenings lend themselves to hunkering down in front of the fire. 

If it’s a bit too early to fire up your fireplace or woodstove (fluctuating temperatures and all), consider spending more evenings outdoors in front of your firepit.

Here’s how to make fire pit nights more enticing for the whole family:

• Have comfortable lawn chairs available
• Bundle up in blankets
• Serve hot chocolate, hot cider, or hot toddies
• If entertainment is needed, try a star gazing app for educational fun
• Sing, play musical instruments, or make use of a portal speaker and music app
• Let the kids participate in the fire starting! Provided they are old enough, you can use this opportunity to teach your children fire safety while they learn how to build a fire. 

We hope you enjoyed this blog post.  Please feel free to contact the Rural KC Team-Keller Williams Realty Partners with any of your rural real estate needs.  

15 WAYS AN APPRAISER DETERMINES LAND VALUE

 

Below are some of the most important factors a property appraiser considers when determining the value of a property. They can be applied to any land, whether a sprawling private island or a humble 1-acre lot. For land buyers, these factors can help you know whether a property is fairly priced, and to recognize the pros and cons of the land you are considering.

1. Access

Land real estate experts will tell you access is a key factor in evaluating the marketability of a property, because - no matter how great the property is - its use is limited when it’s difficult to reach. When an appraiser appraises a property, they ask themself a series of questions about access:

• Can the property be accessed by a nearby road, or is it landlocked?
• If there is access, is it legal access?
• Is it public or private?
• Is it graded or paved?
• One-sided or multi-sided?
• Is the road maintained by the local municipality, or will the owner have to maintain it?

All of those factors can influence the property’s value. In fact, some lenders will not approve a loan for home construction on property with private road frontage that doesn’t have a maintenance agreement.

2. Topography

An appraiser looks to a property’s topography in determining its use potential. For example: A historic wetland that has been altered may be ideal for environmental wetland mitigation. Swampy land may not work for building, but could be ideal as hunting land. Sandy soils may limit the silviculture potential of a property. Certain properties would be ideal for development - and certain properties wouldn’t. An old sinkhole or a unique ravine system could add value because of their beauty. An appraiser thinks about all the possible uses as he visits the property and studies topography maps of the land.

3. Amenity features

Does the property have special amenities that would make it more valuable from an aesthetic appeal perspective? Perhaps there is a waterfront or a beautiful view.

Generally these features will be a positive factor. The only time they’re not is when their existence impairs in some way the use of the overall property.

For example, if a large river cut off access to the majority of a property, it could limit the land’s use potential.

4. Configuration

The way a property is laid out can have a big impact on value.

An irregular or narrow layout could limit the use potential or overall management of the land. For example, a long, narrow tract’s layout may not allow room for large equipment to come in and clear trees or install a septic tank.

How does the layout affect hunting, timber management, development potential? Does it create problems, such as making it more vulnerable to trespassers?

An appraiser takes all of these factors into account when looking at a property’s layout.

5. Wildlife

Just as a hunter looks for evidence a deer or other game has been on the land, an appraiser looks for clues that will help them understand what kind of wildlife is on a property.

There may be deer tracks, rubs or sheds, but that is just the beginning. An appraiser will also look for variations in vegetation and topography that lends itself to supporting a diverse array of wildlife.

Does that already exist, or would you need to develop it and manage it into place?

6. Location

As the old adage goes, location is one of the most important factors in real estate.

If you put the same property in two different places, they may have entirely different uses,

For example, a 500-acre property near a city might have development potential, while that same property would be more suited for timberland in a rural area close to a mill.

If the property has the potential to be used for homes, is it close to schools, conveniences, jobs? What are the taxes like in the community?

Those are factors an appraiser will consider about a property’s location.

7. Size

Just like buying products in bulk can make them more affordable, acreage sold in larger amounts is typically lower in price-per-acre than smaller tracts.

An appraiser will consider the number of acres overall while appraising the land. But they will also consider the demand for a tract of that size. Are there people in the community who would want 1000 acres?

The demand for different sizes can vary from region to region.

8. Improvements

Enhancements added to properties can make them more valuable, depending on the market. For example, in some markets, hunting land with an elaborate lodge would greatly increase in value over land without a lodge. In other communities, the investment into the lodge may not bring the landowner a good return on their money.

When the improvement enhances the true use potential - and the buyer’s understanding of the use potential - of a property, that increases its value,

9. Historical Management Practices

The history of how a property has been managed can impact its value.

For example, if a hunting property has been managed for wildlife for many years, it would be more valuable than a hunting property that has not because it will likely have a more robust population of game to hunt.

Timberland that has been under the stewardship of foresters for decades would be more valuable than pines left to grow without any management or maintenance.

The same types of considerations could be taken into account with agricultural land, recreational land and other properties. An appraiser looks both at what the management practices were, and how long they were in effect, to understand how they influence a property’s value.

10. Soil Characteristics

An appraiser reviews published soil surveys to determine whether a property’s soil matches particular uses. They will  consider whether it lends itself to growing certain crops, if it’s suitable for development, or if it would require extensive excavation before it could be used.

If the soil is optimal for whatever land use is in demand in the local market, that can increase the property’s value.

11. Land Use and Zoning Requirements

Land use restrictions and zoning requirements are critical factors that dictate what the land can and cannot be used for.

Key questions an appraiser considers are:

• Does the property’s zoning limit its use potential?
• Do restrictions on the land limit how it could be subdivided or developed?
• Is commercial use allowed? Residential? Agricultural?

Zoning varies from county to county.

In some counties, agricultural zoning means you can only build one [home] per 20 acres. In other counties, it’s one per 100 acres,

Sometimes, if the market is ripe for a certain use, such as development, an appraiser may also consider how cumbersome it would be to get the land use and zoning restrictions changed.

Zoning does not in and of itself create value. For example, if a Florida property was zoned to allow ski slopes, that would not have any value because the Southern state has no potential for ski slopes.

12. Easements and Encumberances

A property’s value can be affected by easements and encumbrances that may make some of its land unusable. Land on the property could have an easement for a power line, a walking trail, water or sewer utilities, drainage, flowage or conservation.

13. Surrounding Land Uses and Area Market Trends

Neighboring properties could enhance a particular use for the land - or impede it. For example, there would be issues putting a gun range next door to a school.

What is being done with nearby land may also be an indicator of where the market is headed. Are properties transitioning from farms and timberland to residential properties or developments? That can help determine the land’s potential uses.

14. Timber Characteristics

Are there trees on the land? Can the trees be sold as timber, do they have little timber value and need to be removed, or do they have an aesthetic appeal?

If there are pine trees on the property, did they grow there naturally, or is it a planted pine plantation?

If the trees can be harvested and sold as timber, an appraiser has to consider the current value of the trees, as well as the future value. For example, 10-year-old timber would have a lower value if harvested immediately than if it were given another 10 years to grow.

An appraiser also considers the timber market, itself, when determining the marketability of a property’s timber.

15. Floodplain Issues

Using flood maps and observing the property while on site, an appraiser evaluates whether the land is prone to flooding. If the appraiser sees green algae growing at the base of many of the trees, or if there is little vegetation on the forest floor, he knows the area is probably flood prone.

And that’s just the beginning. If the land is prone to flooding, an appraiser will want to know:

• Where it happens on the property
• How often it happens
• If it has velocity and wave action
• What impact it has on the use potential of the property

Please feel free to contact the Rural KC Team-Keller Williams Partners for any questions you might have or if you are interested in buying and selling rural property.