As barndominiums continue to rise in popularity across the United States, one of the most important decisions future homeowners face is where to build. Should you buy raw land in the countryside and start from scratch, or choose a lot in a pre-developed subdivision? Both options offer unique advantages and drawbacks, and your choice can greatly impact your lifestyle, budget, and long-term satisfaction.
In this comprehensive blog post, we’ll explore the pros and cons of buying land versus building in a subdivision when constructing your barndominium. We’ll also dive into zoning, infrastructure, costs, customization opportunities, and other critical factors that will help you decide which path is right for your dream home.
What Is a Barndominium?
Before we get into location options, let’s quickly define what a barndominium is. A barndominium (or “barndo”) is a steel or timber-frame structure that combines traditional barn aesthetics with residential functionality. Often featuring open floor plans, high ceilings, and versatile layouts, barndominiums are known for their affordability, durability, and unique rustic-modern charm.
Barndominiums can be built in urban, suburban, or rural areas—but choosing the right site for yours is a foundational step.
Option 1: Buying Raw Land for Your Barndominium
Pros of Buying Land
1. Maximum Privacy and Space
One of the top reasons people opt to buy rural land is the freedom and seclusion it offers. Whether you’re dreaming of a peaceful homestead, space for livestock, or room to spread out with a workshop or garden, raw land offers endless possibilities.
2. No HOA Restrictions
Most raw land doesn’t fall under a Homeowners Association (HOA), giving you greater control over your barndominium’s size, materials, color, and use. Want a metal roof? Solar panels? Chickens in the backyard? Go for it—no need to ask for permission.
3. Creative Design Flexibility
Without subdivision rules to follow, you can design your barndominium however you like. This includes custom floor plans, larger footprints, and even mixing in agricultural or business use—ideal for those building a live-work property.
4. Potential for Future Expansion
Land ownership allows for future expansion—like adding a guest house, a pole barn, or even splitting off a parcel to sell later.
Cons of Buying Land
1. Infrastructure Costs
Raw land may lack basic infrastructure like roads, electricity, water, sewage, or high-speed internet. You may need to dig a well, install a septic system, or run power lines—all of which add substantial costs.
2. Zoning and Permits
Rural or agricultural land may have strict zoning restrictions or require variances. You’ll need to confirm if residential use is allowed and whether your barndominium complies with county codes.
3. Financing Challenges
Financing raw land is often harder than buying a lot in a subdivision. Traditional lenders may not offer mortgages for undeveloped land, and if they do, you may face higher interest rates and down payments.
4. Accessibility and Commute
Remote parcels may be farther from schools, grocery stores, and emergency services. A scenic drive is charming—until you’re commuting 45 minutes to the nearest hardware store.
Option 2: Building in a Subdivision
Pros of Subdivision Lots
1. Pre-Existing Utilities
Subdivision lots usually come with utilities already in place—electricity, water, sewer, and paved roads. That can save you thousands of dollars and weeks of work.
2. Simplified Permitting
Local governments are typically more accustomed to issuing permits for homes in subdivisions. The process is faster, with fewer unexpected zoning hurdles.
3. Financing is Easier
Lenders are more comfortable financing construction in a residential neighborhood with comparable home values nearby. Appraisals are easier, and insurance is more accessible.
4. Community Amenities
Many subdivisions offer amenities like walking trails, playgrounds, or community centers. It’s also easier to socialize and network in these environments.
Cons of Subdivision Lots
1. HOA Restrictions
Homeowners Associations can limit what kind of home you can build—including siding materials, roof type, color schemes, and even how you use your property. Some subdivisions may prohibit barndominiums altogether due to their unconventional look.
2. Smaller Lot Sizes
You’ll likely have less land to work with. If you want a workshop, garden, or livestock, your options may be limited by lot size and rules.
3. Design Limitations
Even without an HOA, subdivisions often have design covenants—rules that require your home to match certain architectural styles. That might force you to modify your barndo plans or lose some of the rustic-industrial charm that makes barndominiums appealing.
4. Less Privacy
Subdivisions are designed for community living. That means closer neighbors, shared driveways, and potentially more noise or foot traffic.
Key Considerations When Choosing Between Land and Subdivision
- Your Lifestyle
Do you value solitude, room to roam, and self-sufficiency? Land is likely your best bet. Prefer community vibes, low maintenance, and access to city perks? A subdivision might be more your speed.
- Your Budget
Buying land may be cheaper per acre, but development costs can eat away at savings. Subdivision lots may cost more up front, but utility and permitting savings often balance things out.
- Your Timeline
If you’re eager to move in quickly, a subdivision lot with established utilities and fewer zoning issues can get your project moving faster than raw land.
- Barndominium-Friendly Rules
Not all subdivisions allow barndominiums. Before committing, carefully read the covenants, conditions, and restrictions (CC&Rs). Check with the HOA and local municipality to confirm that barndos are permitted.
- Long-Term Investment Value
Consider how your property will be appreciated. Land in a growing rural area can skyrocket in value—but so can subdivision lots in thriving neighborhoods. It all depends on local trends.
Hybrid Option: Barndominium-Only Communities
A growing trend is barndominium-specific subdivisions. These communities blend the best of both worlds: they allow barndos (often with custom design freedom), yet provide pre-developed lots with infrastructure. Some even offer shared equestrian facilities, trails, or fishing ponds—perfect for barndo lifestyles.
These communities are popping up in Texas, Tennessee, Florida, and other barndo-friendly states. If you want a blend of freedom, utility access, and community, this could be a smart middle ground.
Final Thoughts: Which Is Best for You?
There’s no one-size-fits-all answer. The best place to build your barndominium depends on your goals, lifestyle, and budget.
Choose raw land if:
- You want privacy, space, and creative freedom.
- You’re comfortable navigating zoning, utilities, and financing.
- You have a flexible timeline and a passion for homesteading.
Choose a subdivision lot if:
- You want convenience, nearby amenities, and lower infrastructure costs.
- You prefer a quicker build timeline.
- You’re okay with some design restrictions in exchange for simplicity.
Whichever path you choose, building a barndominium is a rewarding journey. Take the time to research, visit potential sites, talk to local builders, and consult with your lender. The right location can make all the difference in transforming your dream barndo into a lifelong home.
Need Help Designing Your Barndominium?
Whether you’re going off-grid on a 10-acre parcel or building in a suburban barndo-friendly neighborhood, we can help tailor your barndominium design to suit your land and lifestyle. Reach out today to get started with custom floor plans, site planning, and more.