Off-Grid Score Report

Nearly 39 inches of annual rainfall puts this property above the national average, and Kansas permits rainwater harvesting under its hybrid rights doctrine. A well is still the right primary source, and the estimated depth of 75 feet is unusually shallow — expect costs at the low end of the range rather than the high end. The only mark against this dimension is no detected surface water within a mile, which matters if you're planning livestock at scale but is otherwise not a serious constraint.

Zoning status unknown — check with the county before purchasing to confirm what you can build and whether any land-use restrictions apply.

Informational only — not legal advice, and zoning never affects your score. Confirm with the office above before purchasing.

Kansas is one of the more permissive states for rural land use. Montgomery County falls under the state's framework where counties have authority to zone unincorporated land but frequently choose not to — or apply only minimal regulation. No zoning code came back for this parcel, which is consistent with many rural Kansas properties being effectively unregulated at the county level. Off-grid living is legal, composting toilets are permitted, and there is no HOA. The paved road 0.45 miles from the parcel is a real asset — you're not dealing with seasonal mud roads or questionable easements. That said, the absence of a zoning code in the data doesn't guarantee the parcel is unzoned; confirm directly with the Montgomery County planning department before purchasing, since some rural Kansas counties do have agricultural zoning that affects what structures are allowed and where.

5.25 peak sun hours per day is solid — not exceptional by southwest standards, but more than enough to run a comfortable off-grid home in Kansas. The terrain-adjusted figure matches the flat-adjusted number, which tells you the 6% slope isn't working against you. The worst month still produces 82% of the annual average, which is one of the better winter production ratios you'll see in the Midwest — you're unlikely to need a generator for extended stretches the way you would in cloudier northern states. Budget toward the higher end of the cost range if you're planning to run any electric heating or cooling.

Tornado risk is the defining hazard on this property, and it deserves plain language: Montgomery County, Kansas sits in the highest-frequency tornado corridor in the country. This is not a statistical abstraction — it means planning a tornado shelter is not optional, it is a line item in your budget before you pour a foundation. The flood zone flag is less serious; the property sits 243 feet above the nearby flood zone, and the FEMA Zone A designation reflects lower terrain in the vicinity rather than the parcel itself. Wildfire and seismic risk are both negligible.

This is the strongest dimension in the report. Zone 6b with 210 frost-free days and nearly 39 inches of rain means you can grow an enormous variety of food crops, fruit trees, and pasture without irrigation. Last frost on April 6 and first frost on November 3 give you a long, productive season. The soil type — silty clay — is nutrient-rich and holds moisture well, which is a benefit in dry years. Drainage is the tradeoff, discussed under buildability.

The 6% average slope is manageable and won't force expensive earthwork. The west-facing aspect means afternoon sun, which is fine for passive solar with proper design — just avoid large west-facing glass in summer, when afternoon heat will work against you. The real buildability challenge is the soil: 42% clay content creates foundation movement risk and makes conventional septic unreliable. A geotechnical assessment before you choose a building site will pay for itself. Plan on a pier-and-beam or reinforced slab foundation, and budget for an alternative septic system — mound or aerobic — rather than a conventional gravity-fed system.

What This Report Does Not Cover