Can you live off-grid in King William County, Virginia?
94
of 100
Good with caveats
Yes, with one thing to plan around. Rain is plentiful, about 46 inches a year. The growing season runs about 221 frost-free days. Flood zones cover parts of the county, so look up any parcel on FEMA's flood map before you offer.
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 46 inches a year (PRISM, 1991 to 2020 average)
Wells
Deep wells. Get a driller's quote before you offer.
The typical well here is about 360 feet deep; a well typically runs $13,000 to $28,000
Growing season
A full season for most vegetables.
About 221 frost-free days, USDA zone 7b; last frost about March 30, first about November 7
Sun
Good sun. Size the array and battery bank for winter.
About 4.9 hours of full sun a day, averaged over the year
Flood
Flood zones cover parts of the county. Look up any parcel on FEMA's flood map before you offer.
FEMA maps flood zones in parts of the county
Wildfire
Low wildfire risk.
U.S. Forest Service wildfire hazard map: Very Low to Low here
Storms
Hurricanes and strong tornadoes are rare here.
NOAA: no hurricane-strength storm within 50 miles since 1975; about 1 strong (EF2 or stronger) tornado a decade within 25 miles
Terrain
Flat, but the ground stays wet. Build on the higher, drier spot.
Slopes average about 5%, about 40 feet above sea level
Soil
Good ground for a standard septic system. The county's soil test decides.
Loamy sand, moderately well drained (USDA soil survey). A standard system typically runs $5,000 to $10,000
Road
Paved roads are close by.
Nearest paved road usually within about 0.5 miles (OpenStreetMap)
Check a Virginia 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
King William County zones land outside its towns and publishes its zoning map. Our free lookup shows the district for any address.
Building code
Virginia's Uniform Statewide Building Code, which uses the International Residential Code for homes, applies in every county and city and replaces local building codes. The local building department enforces it, so a new house needs a building permit and inspections anywhere in the state.
Rainwater
Collecting it is allowed.
Composting toilets
Allowed.
Water rights
Owners of land along a creek or lake can make reasonable use of its water.
Drilled to about 360 feet, with pump and pressure tank
Septic
$5,000 to $10,000
Standard system
Solar and batteries
$18,000 to $34,000
Sized for a modest household
Road or driveway
$3,000 to $7,000
From the nearest road to a house site
Clearing
$1,000 to $4,000
A house site, solar, and garden
Total
$40,000 to $83,000
Before the house
Before you make an offer on land here
Flood map
Look up the parcel on FEMA's flood map.
Flood zones cover parts of the county. Building in one means flood insurance and extra permits.
Well cost
Get a driller's quote.
Wells here run near 360 feet, so the well is a large cost.
Zoning
Look up the parcel's zoning district with our free tool.
The county publishes its zoning map.
Nearby counties
19,030 people live in King William County, about 69.5 per square mile. It ranks tied for 53rd of the 119 Virginia counties we scored, and Virginia ranks 1st of 50 states.