Contrary to the popular belief that apartments and commercial buildings in high-end areas and metros are the best long-term real estate investment, the countryside has vast potential for investors. Since agriculture, agri-hoods, slow living, green tourism, and remote work culture have taken over the US, Americans are more inclined to picturesque US villages - elevating the property appreciation and rental yield in the process.
Five Ways US Villages Make Long-Term Investments Worthy
1. Rising Demand
Americans are leaving big metros because of the toxic hustle culture, mass burnouts, and the loneliness pandemic. The millennials and Gen Zs started going back to living slowly, being minimal, and creating a mindful lifestyle - leading to the rising demand for real estate in rural and semi-rural localities. Even posh retirees prefer quite charming villages with domestic animals to feel connected with nature and pass their leisurely years without polluted, overcrowded communities and suburbs.
American employers still practice remote work during the pandemic and are reluctant to establish in-person work like before. Thanks to the remote working opportunities in US villages (high-speed internet, tech material supply, and fast delivery from retailers), the shift towards these areas will keep rising in the future.
2. Income Diversification
Unlike real estate investment in a suburb or city, a village poses a plethora of income streams and ensures surefire ROI. From Farmland REITs and Farmland crowdfunding to vacant plot leases and residential and commercial properties, the options for fixed money are endless. As a testament to steady income, the US farmland saw 6.1% growth in the last fifty years, with 2023 alone seeing a $170 billion market for agricultural goods. The best part is you don't need millions to start earning from the rural zones: an acre of land costs only $4,170 on average.
A savvy investor can make big bucks in the countryside by buying residential properties from the aged population, flipping them for a greater price, and investing in commercial properties around infrastructure development (roads, resorts, healthcare facilities, etc.).
3. Tech Jobs
When it comes to tech jobs around US villages, the general population's idea is that all vacancies are limited and that they are from big-league tech companies. However, there are plenty of tech jobs in rural areas courtesy of the data centers, rural locations, the rise of a digitally challenged aging population, and the shortage of tech-savvy professionals. The jobs stem from versatile fields with the latest innovations: healthcare, school, administration, and other local infrastructure.
Another category of engineers and IT enthusiasts is taking over the villages near geographically congested (e.g. (Austin and Silicon Valley) tech hubs: the ones who commute from the peaceful localities to nearby tech hubs. Therefore, the influx of tech professionals in rural locations ensures the success of residential and commercial real estate.
4. Ecotourism Opportunities
Gone are the days of ecotourism being synonymous with national and state park tourism; modern ecotourism enthusiasts prefer homesteads, campgrounds, and staycation tiny houses more than traditional parks, hotels, and resorts. The shift towards sustainable travel became prevalent thanks to the rising awareness of carbon footprint and the harm the over-tourism industry. Also, the drive towards destination events in scenic US villages has taken over social media platforms - leading many Gen Zs and millennials to do the same on their special days.
Ecotourism has become affordable for real estate investors, as even an empty lot can bring steady income. The individuals from Vanlife and Tiny House movements are willing to pay monthly rent for a spot, decreasing the overall property management and initial investment. You can get more returns if the plot revolves around nature-bound activities such as jungle walks, safaris, bird spotting, and other marine activities.
5. Federal Incentives
Investors receive federal incentives upon purchasing real estate in rural areas through taxes and lenient loan terms. The USDA Business & Industry (B&I) Loan Guarantee Program issues a huge chunk of loans ($5 million to $25 million) per borrower with a maximum of 30 years term for real estate. To avail of this loan, the borrower must pick a location with less than fifty thousand residents. Also, any sort of real estate - land, commercial buildings, and renovation property - can be used to get this incentive.
If your real estate purchase falls under the Community Development Entities (CDEs) category in a distressed area, you can attain the New Markets Tax Credit (NMTC) program. NMTC will reduce the cumulative tax by 39% in a seven-year timeframe.
Best Rural Locations Across the US for Long-Term Investment
Cave Creek, Arizona
Tech workers will be ruling the upper echelon of the US job force, and buying around technology-friendly locations ensures surefire investment. Arizona's 115% higher tech wage and relocation of 634 companies will ensure endless tech executives moving in and looking for a house. Cave Creek is only 47 minutes drive away from Phoenix, where the offices of Intel and Taiwan Semiconductor Manufacturing Co. are situated. Buying real estate in this charming village will help you capitalize on Arizona's high-paid tech executive who prefers hybrid work and living away from Phoenix's congestion.
Glendive, Montana (farming, ranch)
Glendive ticks all the boxes of a real estate investor looking for a destination to start an ecotourism business. From stunning walking, hiking, and horseback riding trails to campgrounds, water recreation (fishing, swimming, boating) at Yellowstone River, and the chance to offer the ranch life or van life in acres of vacant land, there are many things an investor can offer to the sustainable tourists. Besides, the nearby Makoshika State Park possesses spectacular badland formations, other amazing dinosaur fossils, and versatile creatures in the 8,832-acre park. Thus, investing in the residential structure will be enough to make a stable ROI in the Glendive, which is filled with natural wonders.
Pleasantville, NY
Living in a quaint village while enjoying the art and culture scenario of NY might seem like a pipe dream; you can achieve this feat upon picking up the right location, such as Pleasantville, a village 31 miles north of Grand Central Terminal in NYC, with only 7000 residents. There are a plethora of reasons you should be living in Pleasantville: the proximity to Manhattan (45-minute drive), college campuses (Monmouth University, Quinnipiac University, and Fairleigh Dickinson University–College), and magnificent historic real estate.
Outro
US villages lured many small and mid-level real estate investors for the potential without bidding wars, millions as first downpayment, and steady growth through various income streams. The conglomerate’s shift to sites near villages and federal initiatives to boost the rural population will ensure the real estate business thrives - sustaining the ROI of the investors.
Century 21 Hire Realty
Brian Perez
444 Bedford Road, Suite 204
Pleasantville, NY 10570
