Barnes County offers building opportunities in Southeast, though flood risk requires careful site selection.
📊58/100AcreScore
💰$5KLand $/acre
🏠$155KHome Value
👥10,415Population
📈+-2%Growth (10yr)
🌊25%Flood RiskModerate
🌡️Valley City area, Sheyenne RiverClimateZone 4a
🏗️ Can You Build Here?
Barnes County has local zoning regulations. Check with the county building department for specific rules on your parcel. Barndominiums may require conditional use permits in some zones.
Zone
Min Lot
Barndo OK?
Residential
Varies
⚠️ Conditional
Agricultural
None
✅ Yes
Commercial
Varies
❌ No
Barnes County has local zoning. Contact the county building department for specific regulations.
📋 What Permits Do You Need?
Most states allow owner-builders to act as their own general contractor for personal residences. Check North Dakota requirements — licensed subs are typically needed for electrical, plumbing, and HVAC.
Required Permits
• Building permit (residential)
• Septic permit (if no public sewer)
• Electrical permit
• Plumbing permit
Permit Office
Barnes County Building Department
Valley City, ND
Contact county clerk for current hours and requirements
🌊 What's the Flood & Soil Risk?
Elevated flood risk at 25%. Barnes County has significant FEMA flood zone coverage — careful site selection and flood insurance may be required. Check FEMA maps for your specific parcel.
25%
In Flood Zone
Good
Soil Drainage
Good
Septic Viability
Source: FEMA National Flood Hazard Layer, USDA Web Soil Survey
💰 What Does It Cost?
Extremely affordable. Median land prices around $4,500 per acre make Barnes County one of the most budget-friendly options in North Dakota.
$5K
Median $/acre
$155K
Median Home Value
$120–200
Build Cost $/sqft
1.05%
Property Tax Rate
Source: U.S. Census Bureau ACS 2024, Barnes County Assessor
🏔️ Why People Love Living Here
Barnes County sits in the heart of Southeast. Fargo is 55 min away. North Dakota has a state income tax — factor that into your cost-of-living calculations.
🏗️
Affordable Land
Median land at $4,500/acre means you can buy more, build bigger, and still stay under budget.
🏠
Established Community
Zoning provides predictability — you know what your neighbors can and can't build. Good for long-term property value.
At a Glance
Population10,415
10-Year Growth-2%
County SeatValley City
State Income TaxYes
ClimateValley City area, Sheyenne River (Zone 4a)
How Close Is Everything?
Fargo55 min
Hector International1 hr
Austinvaries
💧 Utilities & Infrastructure
Most rural Barnes County land uses well water and septic systems. Municipal utilities are available near Valley City. Check with local utility providers for your specific parcel.
Electric ProviderLocal Co-op / TXU
WaterWell or Municipal
SewerSeptic (most rural)
InternetVaries by location
Cell CoverageVariable
Natural GasPropane common in rural areas
🏦 Financing & Incentives
Barnes County qualifies for USDA Rural Development loans — zero-down-payment financing for eligible buyers in most areas.
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❓ Frequently Asked Questions
Can I build a barndominium in Barnes County?
Check with the Barnes County Building Department for specific zoning rules on your parcel. Some zones allow barndominiums outright, others may require conditional use permits.
How much does land cost in Barnes County?
Median price is approximately $4,500 per acre, though prices vary by location, road access, and improvements. USDA Rural Development loans may be available for eligible buyers.
Is Barnes County eligible for USDA Rural Development loans?
Yes — most of Barnes County qualifies for USDA Rural Development programs, including zero-down-payment home loans for eligible buyers.
What is the property tax rate in Barnes County?
The effective property tax rate is approximately 1.05%. Check with the county assessor for the most current rates and any available homestead exemptions.
Do I need a licensed contractor to build in Barnes County?
Most states allow owner-builders to act as their own general contractor for personal residences, though requirements vary by state and county. In North Dakota, check local building codes for specific licensing requirements. You'll typically need licensed professionals for electrical, plumbing, and HVAC work.