Homes on Land in Clark County WA – Complete Buyer & Seller Guide
By Matt Kachevas onIntro
Do you want more space, quiet surroundings, and the freedom to stretch out? Living on a property with acreage isn't like living in a typical neighborhood. Many people in Clark County, WA dream of this lifestyle. Whether you need space to build a workshop, raise animals, or just want to ditch packed city neighborhoods, acreage living brings plenty of options and independence.
I’m Matt Kachevas, and I live in Clark County on a home with acreage in the Fern Prairie area of Camas, WA. As both a real estate broker and someone who owns acreage, I understand both the joys and the unexpected challenges of owning land with wells, septic systems, and outbuildings.
My intention in writing this guide is to help you understand the process of buying or selling a home on land in the greater Clark County area, including surrounding cities such as Vancouver, Battle Ground, Washougal, and Camas WA, so you can know what happens at every step.
Reasons To Buy a Home on Land in Clark County
People who enjoy outdoor activities and open spaces or those looking for more privacy will find Clark County an ideal place:
- Mild climate – This area experiences four clear seasons but avoids severe weather. Winters are rainy but stay mild, and summers feel warm with minimal days being too hot. Great weather like this makes it easy to garden, raise animals, or enjoy outdoor activities year-round.
- Varied terrain – You can find flat open land around Ridgefield, Battle Ground, and Brush Prairie. Camas and Washougal often come with rolling hills, forested areas, and views of the mountains.
- Close to Portland – You can buy more land here for less money all while staying close to major employers and the PDX airport.
- Lifestyle perks – There's room here for barns, ATVs, RVs, small farms, or keeping animals.
Available Acreage Homes for Sale in Clark County
Here are current listings of homes on sizable land across Clark County. You can sort listings by cost, area, or location. If something catches your eye, let me know. I can schedule a tour and walk you through the unique aspects of the property.
Active Homes on Land listings in Clark County, WA
How to Buy a Homes on Land
Purchasing a home with acreage is different from buying a typical residential property in the city. There are more things to review and steps to take.
Choosing the Right Home
Think about what you want the land to provide:
- A hobby farm or some extra space to spread out?
- A detached garage or shop to store your gear?
- Secluded privacy or open spaces with scenic views?
Clark County has a variety of environments to explore. Camas stands out with its wooded properties and upscale acreage communities tucked away in areas like Livingston Mountain. Battle Ground and Hockinson, on the other hand, mix newer acreage developments with smaller farms.
Wells and Water
Most homes on large lots depend on private wells. During inspections, make sure you:
- Measure water flow in gallons per minute to check if it provides a steady supply.
- Check well performance including static water levels, drawdown, and recovery times.
- Test water quality to detect bacteria, nitrates, or arsenic levels.
- Request well log records to review details, history, and to compare previous performance and quality to what your tests are showing.
For nearly any problem uncovered, there is usually a solution. Wells can be “shocked” and retested if bacteria is found. Pumps can be replaced, and a variety of filters are available to safely filter out anything that shows up during testing. We include a Well Contingency in any offer on a property with a well. This gives you the ability to walk away if the well results raise concerns.
One recent example of an issue uncovered in a well test occurred when a client and friend of mine was buying a home on 5 acres in Washougal, WA. The Seller had accidentally run over the well head (the very top of the well) with their brush cutter. The well cap cracked and a piece fell into the well along with field grass. When we performed water quality testing it tested positive for bacteria. We had the well shocked, which basically involves bleaching the well and all water lines. After a few days, once the bleach was completely flushed from the system, the water tested clean. My client ended up adding a second layer of defense “just in case” by having a UV filtration system installed that will eliminate any bacteria and other pathogens.
Septic Systems
Septic inspections are one of the few inspections that is typically always paid for by the Seller and include:
- A pump service and full inspection by a licensed expert.
- A report on the size and current state of the tank.
- Obtain details about the drainfield’s location and when it was built.
- Pumping out the tank, if necessary.
Some homes in Clark County have systems from decades ago. While many are still in good shape, some could require upgrades. There are online systems where you can usually find a log of all past septic inspections for each property.
It is important to note that a septic inspection typically does not include any inspections of the piping from the home to the septic tank, as well as from the septic tank to the drainfield. Often, your home inspector may offer an option to include a sewer line scope to check the piping from the home to the septic tank.
Utilities and Access
Look into the following:
- Check if there are easements in place for other utilities such as power, phone etc.
- Look at internet services. Many homes outside of town do not have typical high-speed internet through a cable company. This leaves DSL options which are much slower, or satellite options, such as Starlink.
- Review road maintenance agreements with private roads. Private roads will often come with an agreement that outlines how neighboring homes will split the cost of maintaining the road.
Environmental
Acreage property may have environmental aspects which can add restrictions on what you can and can not do on some or all of the property. Many of these can be found on the county’s GIS system which can display maps of environmental constraints. Here are a few of the many environmental items that can affect a property:
- Riparian Zones are areas around a flowing water body like a stream or river. You often can not develop or cut down trees in these areas.
- Wetlands are areas with permanent or periodic water saturation that often have an associated buffer zone where development is not permitted without mitigation.
- Critical Aquifer Recharge Areas are areas where water on the property may find its way to critical ground water locations. There are multiple designations of these areas that come with their own set of regulations regarding how to handle water discharge on the property.
- Geologic Hazard Areas include areas such as steep slopes and landslide areas. Typically these areas will have additional development regulations or requirements aimed at preventing landslides.
Note that environmental areas can cover anywhere from a sliver to all of a property. It is very important that your real estate agent or broker is knowledgeable in these areas as environmental restrictions are often overlooked and not disclosed which can lead to major disclosure liability issues.
A few years ago when a seller contacted me to sell their property in Hockinson, WA I found that their entire property was designated as wetlands with only the footprint of the home being outside of the wetlands designation. They had purchased the home a few years prior with a different agent who did not check for environmental issues affecting the property, and nothing was disclosed to them by the Seller or the Seller’s agent!
Things to Know About Financing
Once a home is placed on acreage property, getting a loan is often very similar as with an in-town home. However, there can be some additional concerns such as:
- Outbuildings often do not appraise for as much value as the cost of their construction.
- Guest Homes / ADUs can be tricky. Many acreage properties in Clark County are outside of city limits. Guest Homes and ADUs are often permitted with a hardship exemption. When the home is sold the permit may not apply anymore, often lowering the expected appraised value.
How to Sell Acreage Homes
Selling a property with acreage needs a good plan. Buyers aren't just purchasing a home, they’re envisioning a way of living that involves the property. So there are some additional considerations when getting ready to sell.
Getting Your Property Ready
- First impressions count – Cut the grass, tidy up trees, and clear out any junk from the property.
- Take care of your well and septic system – It is usually a good idea to rectify any known issues and have paperwork ready to share with potential buyers.
- Feature outbuildings – Highlight spaces like barns, shops, or fenced areas since they tend to attract buyers.
- Prepare the Home – Just as with any other home, get the interior and exterior looking as good as possible. Remember, less is more. It is often recommended to start packing up items to thin things out. Your home may be beautiful and exactly how you like it, but having less out can help buyers to better envision themselves living in the home with their own furniture and decor.
Addressing Deterrents
This section can be quite nuanced and a skilled, experienced agent can help dramatically with this. Sometimes there are specific elements to a home or property that can have a significant impact on a sale. Some negative elements may have easy, quick, or inexpensive fixes. Is there anything on your property that may turn away a large number of buyers? If so, consider if these items can be addressed.
For example, do you have a huge property but a driveway and parking that can only fit a few cars? Perhaps look into some site clearing to create more parking.
Remember, buyers looking for homes on acreage often want space for toys, RVs, privacy, and views. If reasonable modifications that make your property instantly appeal to a larger number of Buyers are possible, it is worth considering.
Pricing
Pricing acreage properties is much different than with homes on typical city lots as each is very unique. To determine price, compare things like how much of the land is usable, what structures are on the property, the condition of the home, and its location. For instance, 5 acres in Camas won’t have the same value as 5 acres in Yacolt. 5 flat and usable acres won’t have the same value of 5 acres that is mostly on a steep slope.
Other factors may include the access road type (paved or gravel?), how steep the road to the property is, and proximity to stores and schools.
Marketing
Using drone photography is usually essential. Buyers want a full view of the property’s layout. Video tours, interactive maps, and aerial images with noted property lines are all very important elements to include. Photos should emphasize the lifestyle, so it is important to include the property.
Several years ago a client contacted me after not being able to sell their home with another agent. Their home was one of the strangest ones I have come across. It was a very old manufactured home where they doubled the square footage by with a standard built addition. The home was on 10 acres with a breathtaking lot and amazing views. However, I didn't know this because the previous photos did not show the beauty of the property. The image below shows the main photo of the home that we took (top) vs what was previously used (bottom). Once listed, that home went under contract right away!
Market Changes and Property Pricing
- Acreage homes in Clark County usually sell for more than city homes due to larger lots and higher interest.
- Spring and early summer bring the highest demand when properties look their best.
- Buyers often seek out Camas acreage homes as well as properties in Hockinson and Brush Prairie because of nearby top schools and easier access to Vancouver and Portland. These properties tend to attract more offers and sell faster.
- Properties become more affordable the farther away they are from the Vancouver and Portland city centers.
Frequently Asked Questions
Is it possible to subdivide my acreage property?
It depends on zoning rules and lot size limits. Clark County offers an online GIS map and zoning details you can review. An easy way to get a quick answer is to call your jurisdiction’s planning department. You will often get voicemail, so leave your address and parcel number, along with your name, contact information, and a quick idea of what you are looking for.
How often should a septic tank get pumped?
The ideal timing depends on your home's size and the tank's capacity. However, depending on your septic system type and jurisdiction, a septic inspection is often due every few years. This routine septic inspection will determine if your tank needs to be pumped. Typical septic systems in Clark County, WA generally are on a 3-year cycle for inspections.
Can I get financing for a manufactured home on land?
Yes. Many lenders provide conventional and FHA loans to finance manufactured homes on land you own. Financing becomes more difficult if the home was manufactured before 1976 or if it has been moved from another homesite.
What are typical zoning types for acreage homes?
Rural homes can have a variety of different zoning types. The majority of the acreage homes in Clark County are zoned R-5. This zoning requires new development to have at least 5 acres.
How do I Find Homes on Land?
Finding homes on land in most places, including Clark County, is very easy. MLS systems and most home listing sites on the web allow you to add a minimum lot size to your search. Highly desirable acreage homes will often sell quickly, so it is recommended to have your agent set up an auto-search that will immediately send you listings as soon as they are listed as active.
Why Work With Me
I have an extensive history working with homes on land, bare land (vacant lots), and with property development. In addition to extensive experience with homes on acreage, I understand how to make rural living work because I live it myself. My own acreage home includes a well, septic system, and multiple outbuildings. Over the years, I’ve guided countless clients in buying or selling acreage properties in Clark County.
- I bring over 21 years of expertise to every transaction.
- I’ve handled several hundred transactions, many involving acreage properties.
- I know the ins and outs of zoning, environmental issues, financing, septic systems, and wells in the entire greater Clark County, WA area.
- I have accumulated a list of thousands of buyers who are regularly emailed MLS listings of acreage homes as they become active.
- The majority of my business is referrals from previous clients who loved my service, knowledge and attention to detail.
- I have won countless awards, have consistently been ranked in the top 5% of agents, and have a great reputation among other successful agents in multiple markets.
Looking to Discover Your Ideal Spot in Clark County WA?
Whether you're thinking about selling your acreage property or starting out on your search to find a home with land, I can help guide you every step of the way.
You can also explore my Clark County Acreage Homes page to see the newest listings available.