By Suzy Haslup
Achieving the ALC designation is not an easy feat. It can take years to complete the rigorous education program and establish a proven track record of transaction performance in land before an agent can qualify. I achieved this designation in 2007 and have been a recipient of the national APEX award for top producing land agents each year since 2018. The Accredited Land Consultant (ALC) Designation is the only land-specific designation backed by the National Association of REALTORS®.
When searching Aiken, South Carolina land or farms for sale, the appeal is obvious. Gently rolling to level pasture, sand footing, and a horse community that has thrived here since the 1880s are a few of the draws. But raw acreage does not come with a home inspection, making due diligence an important part of the purchase. Aiken County has grown to over 184,000 residents and with it an influx of horse owners and trainers representing all disciplines. Because I have lived in Aiken since 1994, I have seen the evolution of the equestrian migration to the area and the gradual addition of every horse discipline and the growth in sales of recreational properties.
Helping a prospective buyer navigate the sale process is my job. This begins with understanding the wants and needs of the buyer and identifying properties that will be suitable. Providing all documents and information concerning the property prior to viewing is helpful in determining whether it will be a good fit.
“Rural,” “farm,” and “equestrian” are marketing words, not legal designations. Zoning districts across the county may differ depending on livestock density, setbacks, and whether you may board or train horses for income. Subdivision covenants may be stricter than the county code. I routinely pull the parcel’s zoning classification from Aiken County Planning and Development for my clients and share every recorded covenant I have access to before your contingency expires. The closing attorney can also research whether there are restrictions on your intended use.
Buyers often take for granted that a piece of land will perc. A perc test measures how fast water drains through your soil. DHEC, South Carolina’s Department of Health and Environmental Control, requires one before it issues a permit for any new septic system. It is true that most Aiken County soils are fast draining but a failed inspection can lead you to owning an unbuildable lot. Writing a due diligence window long enough to get a perc test is important.
Most rural Aiken County is not served by public water. If a well is required, the depth, yield, and iron content may vary enough that neighbors a mile apart can get very different results from the same aquifer. Contacting a licensed well driller will help answer these questions. I will also verify the availability and access to any water or sewer district’s service.
Expenditures such as drilling a well, installing a septic, clearing the property and sprigging grass, putting in a driveway, fencing, electric and internet service, and buildings add to your total cost. Build a development budget before you make an offer and call a lender early. Land loans generally require a larger down payment and a shorter term than a conventional mortgage. I have a list of lenders I routinely work with.
A tract that appears to touch a road on a plat map may still lack deeded access. Aiken’s unpaved clay roads also could carry maintenance obligations that a listing rarely spells out. Part of my job is to research road maintenance agreements for any property that has shared access. The closing attorney can confirm deeded access to a public right-of-way and prepare any shared-road maintenance agreement needed.
Land and farms assessed for agricultural use are taxed on a favorable ratio. There is a minimum acreage requirement to maintain the agricultural rate (depending on County). If the use changes, the county may bill rollback taxes covering the current year plus the three preceding tax years. The difference between the amount of tax paid under the agricultural use classification and the amount that would have been paid under full market value is the amount of additional tax.
A parcel seen on a dry Fall Day may look different in the Spring. Wet weather springs, floodplains or wetlands along the county’s creeks and rivers, may only reveal themselves at certain times of year. Pulling the FEMA flood map and wetlands data for the parcel and sharing the topography map is part of the service I provide.
Access to trails is a top priority for many buyers and the equestrian subdivisions here normally have a trail system. Riders frequently visit the Hitchcock Woods, Aiken’s 2100 acre urban forest, which offers 70 miles of sandy trails and have been a haven for pedestrians and equestrians since the 1800’s. There are two accesses for the Woods that have trailer parking.
At Aiken Horse Realty, we live in this market, ride and train in it, and understand the different requirements depending on the type of equestrian discipline you engage in. Schedule a no-obligation consultation at aikenhorserealty.com and let’s walk through your short list together!