Can you live off-grid in Brooke County, West Virginia?
87
of 100
Good with caveats
Yes, with two things to plan around. Water is easy here, with about 42 inches of rain a year and wells near 80 feet. The ground is steep, with slopes averaging about 29%. That raises the cost of a driveway, septic, and foundation. Solar is weaker here, about 4.4 hours of full sun a day, so plan a bigger battery bank or a generator.
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 42 inches a year (PRISM, 1991 to 2020 average)
Wells
Shallow wells, so drilling should be one of the cheaper costs.
The typical well here is about 80 feet deep; a well typically runs $5,000 to $11,000
Growing season
A full season for most vegetables.
About 183 frost-free days, USDA zone 6b; last frost about April 22, first about October 24
Sun
Fair sun. Plan a larger array or a generator for winter.
About 4.4 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 parts of the county
Wildfire
Low wildfire risk.
U.S. Forest Service wildfire hazard map: Very 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
Steep. A flat house site and a driveway route will drive the cost.
Slopes average about 29%, about 920 feet above sea level
Soil
Expect a costlier septic system, because the ground is steep. The county's soil test decides.
Silt 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 0.4 miles (OpenStreetMap)
Check a West 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
Rural land here is often unzoned. Confirm with the county before you build.
Building code
West Virginia has a State Building Code (the 2018 International Residential Code for homes), but it has force only in the counties and cities that choose to adopt it, and the adopting county or city enforces it. Where your county has not adopted it, no building code applies to a house on unincorporated land.
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 80 feet, with pump and pressure tank
Septic
$10,000 to $20,000
Mound, sand filter, or treatment unit
Solar and batteries
$18,000 to $34,000
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
$37,000 to $76,000
Before the house
Before you make an offer on land here
Soil test
Get a soil test before you count on septic.
Steep ground can rule out a standard system.
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.
Zoning
Confirm with the county whether the parcel is zoned.
Rural land in West Virginia is often unzoned.
Nearby counties
21,373 people live in Brooke County, about 239.6 per square mile. It ranks tied for 8th of the 55 West Virginia counties we scored, and West Virginia ranks 35th of 50 states.