What's different about buying land
When you buy an existing home in Gettysburg borough, the utilities, the septic or sewer, and the water are usually already sorted. Out in the townships, you often have to prove those things yourself — and the answers change the value of the ground. A pretty five acres that won't perc for a septic system is a very different purchase than an identical five acres that will. We built this guide so you know the questions to ask before you write an offer.
Water: wells & yield
Most rural Adams County property is served by a private well rather than public water. Two things matter: whether a well already exists and produces enough water, and — if the lot is raw — whether a new well is likely to hit a good yield. In the rockier ground toward South Mountain (Hamiltonban) yields can vary well to well. For an existing well we recommend a flow test and a potability test; for raw land we look at neighboring wells as a guide.
Waste: septic & the perc test
No public sewer usually means an on-lot septic system, and that means a percolation ("perc") test through the township and the Pennsylvania DEP / SEO process. A perc test tells you whether — and where — the soil will absorb effluent, which in turn dictates where a house can sit. A parcel advertised as "perc-approved" with a valid soils report is worth more and closes faster than one where the test is still an unknown. We help you read an existing perc report or schedule a new one as an inspection contingency.
Access & easements
Every buildable parcel needs legal, recorded access to a public road — a surprising number of back-lot tracts rely on a handshake lane across a neighbor's field. We confirm access in writing and flag utility easements, agricultural-security areas, right-of-way and any deed restrictions before you're committed.
Taxes: clean & green (Act 319)
A lot of farm and orchard ground in the county is enrolled in Act 319 "clean and green," which taxes it at use value instead of market value — a real annual savings. But changing the use or subdividing can trigger a rollback tax of up to seven years. If a parcel is enrolled, we make sure you understand what you're inheriting.
Financing: land loans
Raw land and working farms often don't fit a standard 30-year mortgage. Local banks and farm-credit lenders offer land loans, construction-to-permanent loans and ag loans, typically with a larger down payment and a slightly higher rate than a home mortgage. The estimator below gives you a friendly ballpark; a lender will give you the real terms.
Run Your Numbers
Land-loan & pre-qualification tools
Friendly estimates to help you plan — not loan offers. A licensed lender will verify everything with full documentation.
Land-Loan Estimate
Estimate a monthly principal & interest payment on a land or farm purchase.
$0
Excludes taxes, insurance & fees
Land loans often carry a higher rate and larger down payment than a home mortgage — this is a planning estimate only.
Financing Pre-Qualification
See a friendly estimate of what you may pre-qualify for. Not a loan offer — just a starting point.
Uses a simple 36% debt-to-income guideline over a 30-year term. Your lender's numbers will differ.
Request Info / Book a Call
Tell us a bit about what you're after and we'll call you back — usually same business day.
A quick land-buying checklist
Before you write an offer on a parcel in Adams County, confirm:
- Legal, recorded road access (not just a neighbor's lane)
- A valid perc test / soils report, or a perc contingency
- Well status & likely yield, or public water at the road
- Township zoning & minimum lot size for your plans
- Act 319 clean-and-green enrollment & rollback risk
- Floodplain, easements & any deed restrictions
Common Questions
Land-buying FAQs
How much land do I need for a house and a well and septic?
It depends on the township's minimum lot size and the results of the perc test, but for a conventional on-lot septic system in rural Adams County, buyers commonly look at one to two acres or more. Our agents can tell you what a specific township requires.
What's a perc test and who pays for it?
A percolation test checks whether the soil will absorb septic effluent and where a system can go. On raw land it's usually done as a buyer contingency, and the buyer typically pays — though on some listings the seller has already had it done. Either way, don't skip it.
Can I get a normal mortgage on raw land?
Often not a standard 30-year mortgage. Land and farm purchases usually run through a land loan, construction loan or farm-credit lender, with a larger down payment. We'll connect you with local lenders who do this every day.
What is Act 319 clean and green?
It's a Pennsylvania program that taxes qualifying farm and forest land at its use value instead of market value. It saves money annually, but subdividing or changing the use can trigger a rollback tax. We flag it on any enrolled parcel.
Have a parcel in mind?
Bring us an address or an idea and a Keystone agent will pull the zoning, check access and walk the ground with you — before you're ever committed.