Can you live off-grid in Rockland County, New York?
87
of 100
Good with caveats
Yes, with two things to plan around. Water is easy here, with about 51 inches of rain a year and wells near 170 feet. The U.S. Forest Service rates wildfire risk high across much of the county, so plan cleared ground around the house. The ground is steep, with slopes averaging about 20%. That raises the cost of a driveway, septic, and foundation.
What the land says
Rain
Rain can supply much of a household's water with a large tank. A garden mostly waters itself in normal years.
About 51 inches a year (PRISM, 1991 to 2020 average)
Wells
Typical well depth. Budget for a mid-range well.
The typical well here is about 170 feet deep; a well typically runs $8,000 to $18,000
Growing season
A full season for most vegetables.
About 188 frost-free days, USDA zone 6b; last frost about April 16, first about October 22
Sun
Good sun. Size the array and battery bank for winter.
About 4.6 hours of full sun a day, averaged over the year
Flood
Flood zones run along creeks and rivers here. Look up the parcel on FEMA's flood map.
FEMA maps flood zones within a quarter mile in places
Wildfire
Wildfire risk is high across much of the county. Plan cleared ground around the house and fire-resistant materials.
U.S. Forest Service wildfire hazard map: Very Low to High here
Storms
Hurricanes and strong tornadoes are rare here.
NOAA: no hurricane-strength storm within 50 miles since 1975; about 0.6 strong (EF2 or stronger) tornadoes a decade within 25 miles
Terrain
Steep in places. Driveways, septic, and foundations cost more.
Slopes average about 20%, about 760 feet above sea level
Soil
Expect a costlier septic system, because rock or a hard layer sits about 28 inches down. The county's soil test decides.
Loam, well drained (USDA soil survey). A mound, sand filter, or treatment unit typically runs $10,000 to $20,000
Road
Paved roads are close by.
Nearest paved road usually within about 0.3 miles (OpenStreetMap)
Check a New York parcel, or plan the one you own
Get a free 0-100 off-grid score.
A step-by-step build plan, sizing your solar, water, garden, septic, heat, and buildings.
Is it legal here?
Zoning
Set by the town, not the county. The rules depend on which town the parcel is in.
Building code
New York's Uniform Code applies everywhere except New York City, and its residential code is based on the 2024 International Residential Code. Your town, village, or city issues the permit and inspects; where a town has opted out, the county or the state does.
Rainwater
Collecting it is allowed.
Composting toilets
Allowed with a permit and an approved unit.
Water rights
Owners of land along a creek or lake can make reasonable use of its water.
Drilled to about 170 feet, with pump and pressure tank
Septic
$10,000 to $20,000
Mound, sand filter, or treatment unit
Solar and batteries
$21,000 to $39,000
Sized for a modest household
Road or driveway
$3,000 to $8,000
From the nearest road to a house site
Clearing
$1,000 to $4,000
A house site, solar, and garden
Total
$43,000 to $89,000
Before the house
Before you make an offer on land here
Soil test
Get a soil test before you count on septic.
Rock or a hard layer sits about 28 inches down, which can rule out a standard system.
Wildfire
Ask an insurance agent whether they will write a policy.
The U.S. Forest Service rates wildfire risk high across much of the county.
Flood map
Look up the parcel on FEMA's flood map.
Flood zones run along creeks and rivers here. Building in one means flood insurance and extra permits.
Nearby counties
340,807 people live in Rockland County, about 1962.2 per square mile. It ranks tied for 32nd of the 59 New York counties we scored, and New York ranks 25th of 50 states.