Buying Acreage In Ferndale: What To Consider

If you are thinking about buying acreage in Ferndale, it is easy to focus on the dream first: more space, privacy, room to build, and flexibility for the future. But with land, the details behind the listing often matter just as much as the number of acres. If you want to buy smart in west Pulaski County, you need to understand access, utilities, drainage, county rules, and what the parcel can realistically support. Let’s dive in.

Why Ferndale acreage needs extra due diligence

Ferndale sits in Pulaski County’s west-side planning area, and recent rule changes make it especially important to verify how a property is governed today. In 2025, Pulaski County noted that Ferndale was part of the former Little Rock ETJ area, and Little Rock’s planning department said it would no longer provide planning, permitting, inspection, or land-use services outside city limits effective August 5, 2025, following Act 314. You can review that county update through Pulaski County news on the former ETJ area.

That shift means you should check current county rules instead of relying on older city maps or assumptions about oversight. Pulaski County also adopted a county-wide land use study and plan for unincorporated areas in May 2025, and county planning oversees development codes, road planning, floodplain rules, stormwater rules, and Lake Maumelle watershed regulations. You can see that framework in the countywide land use study announcement.

Start with access and frontage

One of the biggest surprises with acreage is that owning land does not always mean you have simple, legal, usable access to it. Before you close, you should confirm whether the tract has road frontage, a recorded easement, or shared access that could affect future use.

Pulaski County’s driveway permit application shows how specific this can get. The county states that no work may begin in the county right-of-way until an approved permit is received and posted on site, and the deed must be reviewed before work is scheduled. The form also notes a minimum 20-foot pipe length for driveway culverts.

Questions to ask about access

• Does the property have direct road frontage?
• Is access provided by a recorded easement?
• Will you need a new driveway permit?
• Will a culvert be required?
• Is the current entrance usable in all weather?
• If access is shared, who maintains it?

These are not small details. If a tract is landlocked or needs costly driveway work, your total investment can look very different from the list price.

Know whether you may split or build

If you are buying acreage with plans to build a home, split the property later, or create a new lot, paperwork matters. Pulaski County uses formal review processes for subdivision and development activity in unincorporated areas.

According to the Pulaski County planning fees and schedules, the county has fees for preliminary and final plat reviews, minor subdivisions, and site-plan reviews. The county also uses a formal 911 addressing process, and utility companies must confirm an official 911 address before connecting services.

Why this matters for buyers

A buildable parcel usually needs more than open land on a survey. You want to know that the parcel has:

• legal access
• a workable driveway plan
• a recognized 911 address
• a clear path for any future platting or subdivision

If any of those pieces are missing, your timeline and costs can change quickly.

Verify utilities parcel by parcel

Utilities on acreage are rarely one-size-fits-all. Two neighboring tracts can have very different service options, installation costs, and approval requirements.

The Arkansas Department of Health says construction plans should identify whether a project will use public sewer or septic and public water or private well. Its plan review guidance also states that county sanitarian approval is required when a project connects to septic and or a private well.

If a parcel may rely on a well, well placement rules matter too. The same state guidance says wells must be on well-drained sites, set a safe distance from contamination sources, and located at least 100 feet from septic tanks and similar sources, along with other protective standards.

Utility items to confirm early

• Is water available at the road?
• Is service active, nearby, or only planned for the area?
• Will the property use septic, sewer, or require further testing?
• Is a private well allowed and practical on the site?
• Is electric service available nearby?

Central Arkansas Water says its direct service boundaries include unincorporated Pulaski County, and a 2025 board packet noted that the West Pulaski Water Main Extension would expand service territory to the Ferndale and West Pulaski area. That is promising, but it does not mean every parcel is already connected or easy to serve. You can review the service-area context at Central Arkansas Water. Entergy also lists Pulaski County in its Arkansas service area.

Consider everyday service logistics

Large parcels can feel peaceful and private, but day-to-day logistics still matter. Trash pickup, gated access, and long private driveways can affect how convenient the property feels once you actually live there.

Pulaski County’s sanitation and waste services page notes that sanitation service is available in the unincorporated area once set up, with pickup at the end of the driveway or street on private roads. That may sound minor during a showing, but it can be important when you are thinking through daily living on acreage.

Study topography, drainage, and water issues

In Ferndale, the shape of the land can be just as important as the size of the land. Slope, runoff, creek crossings, and low areas may affect where you can place a home, driveway, septic field, or outbuildings.

There is a USGS monitoring location on the Little Maumelle River at Ferndale, and Pulaski County says it administers floodplain, stormwater, and Lake Maumelle watershed rules while monitoring development in that area. You can explore the county’s broader review framework through Pulaski County Planning and Development.

Look beyond the listing photos

A tract may look wide open and attractive online but still require significant site work. Before you assume the acreage is ready to build on, consider whether the property has enough usable area for:

• a homesite
• a safe driveway route
• septic field placement
• drainage control
• outbuildings or other planned improvements

Land that needs grading, erosion control, or drainage work may be more expensive to improve than expected.

Raw land and improved acreage are different

Not all acreage listings should be judged the same way. Some properties are closer to a blank slate, while others already include meaningful site improvements.

According to Cornell Law School’s definition of unimproved land, unimproved land generally lacks development, significant buildings, structures, or site preparation. In practical terms, improved acreage is more likely to already have features like a driveway, utility infrastructure, or a usable structure, while raw land usually requires more upfront investigation.

Raw land often needs more homework

If you are comparing raw acreage to improved property, your due diligence may look different. Raw land typically calls for deeper review of:

• access and easements
• boundary lines
• utility availability
• septic or well feasibility
• drainage and floodplain concerns
• county approval requirements

Improved acreage can remove some unknowns, but it can still come with title issues, easements, older systems, or site constraints. The key is to evaluate the parcel in its current condition, not just by its potential.

A practical Ferndale acreage checklist

Before you move forward on land in Ferndale, it helps to use a clear checklist. Based on county and state guidance, here are some of the most important items to review before closing.

Due diligence checklist

• Review the deed and any recorded easements
• Confirm legal and physical access
• Order or review a boundary survey
• Check whether a driveway permit will be needed
• Verify water availability and connection details
• Confirm electric service options
• Evaluate septic or well feasibility if public service is not available
• Confirm the parcel can receive an official 911 address
• Screen for floodplain, drainage, and watershed issues
• Ask how current county rules apply to your intended use

Acreage can be a great fit if you go in with clear expectations and strong local guidance. The goal is not just to buy land. It is to buy land that supports the way you actually want to use it.

If you are considering acreage in Ferndale or elsewhere around west Pulaski County, working with a local agent who understands the moving parts can help you ask the right questions before you commit. If you want experienced, one-on-one guidance as you evaluate land opportunities, connect with Kristen Honea Mccready.

FAQs

What should you verify before buying acreage in Ferndale?

• You should verify access, deed and easement details, utility availability, septic or well feasibility, 911 address requirements, and how current Pulaski County rules apply to the parcel.

How do Pulaski County rule changes affect Ferndale acreage buyers?

• Ferndale is in a former Little Rock ETJ area, so buyers should rely on current Pulaski County planning and development rules rather than older assumptions about city oversight.

Can every acreage parcel in Ferndale connect to water service?

• Not necessarily. Central Arkansas Water service is expanding in west Pulaski, but connection availability and cost still need to be confirmed for each specific parcel.

Why does driveway access matter when buying land in Ferndale?

• Access affects whether you can legally and practically use the property, and county rules may require permits, deed review, and specific culvert standards before driveway work begins.

What is the difference between raw land and improved acreage in Ferndale?

• Raw land usually has fewer existing improvements and often requires more due diligence, while improved acreage may already include access, utility infrastructure, or structures that reduce some unknowns.