Welcome to the Buying Land in Maine Guide. I'm your author, Rick Theriault.
I'm a lifelong resident of the State of Maine, raised in northern Penobscot County. While my career has taken me all over the state, I now reside with my wife, Nancy—my partner of 35 years—and our two German Shorthaired Pointers in the small community of Millinocket, Maine.
I am a licensed Maine Real Estate Broker with 14 years of experience, a Maine Master Guide, and an Accredited Land Consultant (ALC) through the Realtors Land Institute. My professional focus has long been on land—how it's used, how it's accessed, and how buyers can make smart, informed decisions when purchasing it.
Whether you're looking at Maine timberland for recreation, considering off-grid living in Maine, or searching for your first piece of rural property, this guide will help you understand what makes buying land in Maine different from anywhere else.
Maine Land Market Overview
Maine is largely a timber-producing state, with pockets of farmland—most notably in Aroostook County, where roughly 56,000 acres of potatoes are grown annually, alongside rotational crops like barley, oats, and buckwheat.
In the northwestern portion of the state, there are nearly 3.5 million acres of industrial timberland. Much of this land is held by large private landowners, and opportunities for small ownership in these areas are limited.
I'm fortunate to live in a low-population-density region of Maine, rich with recreational waters and vast forestlands. A significant portion of my land sales business involves everything from small waterfront parcels (½ to 2 acres) to large timberland tracts that were previously harvested and later resold for recreational use or long-term timber investment.
These larger parcels commonly range from 20 acres to over 1,000 acres, and there are usually options to fit a wide range of budgets. For many buyers, 40-acre parcels remain quite attainable.
Maine is known as "Vacationland," and its population swells during the summer months. A significant amount of Maine real estate is owned by people from other states—or other countries—who use their properties seasonally.
Whether it's a beachfront home, an oceanfront residence, a lakeside cottage, or a cabin deep in the woods, much of Maine is occupied on a seasonal basis.
You'll find timberland in many sizes and configurations, but one thing you won't find is land that has never been cut. Maine's forests have been harvested multiple times since the founding of this country—and even before that, when towering white pines were marked with the King's Broad Arrow and reserved as ship masts for the British Crown.
How Much Does Land Cost in Maine?
One of the most common questions I hear is:
"What is an acre going for in Maine?"
Without knowing what that acre is—and where it's located—that question is impossible to answer accurately.
An acre of wetland within a million-acre forest tract may have very little value. On the other hand, a one-acre, buildable coastal lot in southern Maine could sell for over a million dollars.
The honest answer is simple:
The value of an acre in Maine depends entirely on what it is and where it is.
Off-Grid and Recreational Land
In my area, I sell a great deal of off-grid recreational land—properties buyers use for hunting, fishing, ATV or snowmobile riding, or for building a seasonal cabin or camp.
In many cases, a 40± acre off-grid parcel with seasonal access can be purchased for significantly less than the cost of a ½- to 1-acre lakefront lot.
Notice the word "seasonal." That distinction matters.
Types of Land Buyers in Maine
Over my years selling Maine land for sale, I've worked with many different types of buyers—each with their own goals and priorities.
Recreational and hunting buyers are looking for space to enjoy the outdoors—land where they can hunt deer, fish remote ponds, or ride ATVs and snowmobiles. Many are interested in off-grid living in Maine, building seasonal camps without utility hookups.
Timber investors are focused on long-term land holds and timber management. They understand that Maine timberland can provide both recreational use and future timber value.
Waterfront buyers—whether lakefront or coastal—are often seeking seasonal cottages or retirement properties. These parcels come with strict shoreland zoning rules that I'll explain later.
Homesteaders and year-round residents are looking for land they can build on permanently, often with an eye toward sustainability and self-sufficiency.
And increasingly, people are relocating to Maine—drawn to the state's privacy, open space, and slower pace of life.
How to Buy Land in Maine: What You Need to Know
Buying land in Maine requires understanding a unique set of challenges—from seasonal access and private roads to environmental protections and rural infrastructure. Here's what you need to know.
Seasonal Access, Mud Season, and Reality Checks
Many parcels of land in Maine are accessed by private gravel roads, which may or may not be maintained by a road association.
Maine has four seasons—spring, summer, autumn, and winter—plus a bonus season we call mud season. Mud season typically runs from late March through mid-May, depending on the year and location.
Some gravel roads are not plowed in winter, which can severely limit access. I personally own a 45-acre property with a small cabin located four miles off a public road on a seasonal, unplowed gravel road. In winter, accessing that property requires trailering a snowmobile and riding in.
The takeaway is simple: some properties are not accessible year-round. That reality must be factored into your buying decision.
Mud season is equally important. Roads can become impassable, and getting stuck can be costly and dangerous. It's not something to take lightly.
Private Roads, Access & Road Associations
Gravel roads require regular grading during dry months and occasional replacement of culverts or bridges. If there is no road association, maintenance may be minimal—or nonexistent—and that directly impacts property value.
Road associations, when present, are generally a good thing. They help ensure reasonable access and maintenance. There is usually an annual fee—often a few hundred dollars—but the cost is typically well worth it. Fees vary, so it's always important to verify.
Shoreland Zoning & Environmental Regulations
Maine is rich in water—streams, rivers, brooks, ponds, and lakes are everywhere. In Maine, the water belongs to the people, and there are strict rules in place to protect water quality.
Shoreland zoning regulations limit tree harvesting and land clearing near bodies of water. If you're planning to build, it's critical to consult professionals who understand these regulations and can help keep you compliant.
Septic Systems & Well Considerations
Typically, the first step before building is a soil test (perc test), followed by a septic system design. In my area, a site visit may cost around $400, with an additional $750–$1,000 for a septic design.
Understanding Maine's Tree Growth Tax Program
Maine has programs in place to encourage private landowners to grow and manage timber for the forest products industry. One of the most important is the Tree Growth Tax Program, which reduces the assessed value of qualifying forestland and lowers property taxes.
One of my responsibilities when listing a property is to determine whether the land is enrolled in Tree Growth and, if so, whether it is compliant. This is where many buyers—and even some sellers—run into trouble. When a property enrolled in Tree Growth changes ownership, the new owner generally has 12 months to either adopt the existing Forest Management Plan, have a new plan written, or remove the property from Tree Growth and pay any applicable penalties.
Penalties for removing land from Tree Growth can range from a few thousand dollars to tens of thousands of dollars, depending on the situation. Waterfront property is a classic example. An acre of hardwood forest enrolled in Tree Growth may be assessed at only a few hundred dollars per acre. That same acre, if cleared and developed for a lakefront home, could be worth $200,000 to $300,000 or more. The penalty is based on the difference between the Tree Growth value and the property's fair market value.
This can come as a major shock to an uninformed buyer. Someone may believe they purchased waterfront land at a great price, only to discover—when applying for a building permit—that they owe a $20,000 to $30,000 Tree Growth withdrawal penalty. Unfortunately, many real estate agents are not well‑versed in Tree Growth and are unable to properly advise their buyer clients. I deal with Tree Growth issues regularly and am very familiar with these potential surprises.
One of the most common misconceptions I hear is that buyers avoid Tree Growth land because they think someone will come in and cut their trees, or tell them they cannot cut trees on their own property. That simply is not true. No one is going to show up and harvest your timber without your permission. Tree Growth exists to encourage landowners to work with Licensed Maine Foresters to manage their forests responsibly and sustainably.
Subdivision Regulations
Maine also has regulations that affect the ability to subdivide land. Subdivision is certainly possible, but it is regulated and constrained. Understanding those rules early can prevent costly mistakes later.
Frequently Asked Questions About Buying Land in Maine
Can I build near a lake or river?
Yes, but shoreland zoning rules apply. These regulations control how close you can build to water, how much vegetation you can clear, and what structures are allowed. Working with someone who understands these rules is essential to staying compliant.
Do I own the timber on my land?
In most cases, yes—but it's important to verify. Some properties may have reserved timber rights or existing timber management agreements. Always check the deed and ask your agent or attorney to clarify before closing.
Are private roads maintained?
It depends. Some private roads have formal road associations that collect annual fees and handle maintenance. Others have informal agreements, and some have no maintenance at all. Always ask about road maintenance, plowing policies, and whether there's an annual fee.
Is off-grid living allowed in Maine?
Yes. Many buyers in rural Maine choose to live off-grid, using solar power, wells, and septic systems. However, even off-grid properties must meet state regulations for septic systems and building codes. Off-grid doesn't mean off-limits—it just means planning ahead.
What is mud season and how does it affect my purchase?
Mud season occurs in late March through mid-May, when frozen ground thaws and gravel roads can become impassable. If you're planning to visit land or conduct inspections during this time, be prepared for limited or difficult access. Many buyers plan their due diligence around seasonal conditions.
Can I access my land year-round?
Not always. Some properties are accessed by seasonal roads that aren't plowed in winter. Others require snowmobile or ATV access during certain months. Always verify access conditions before purchasing, especially if you plan to use the property year-round.
Maine Land Buyer's Checklist
Before you finalize your purchase of Maine land for sale, use this checklist to make sure you've covered the essentials:
☐ Verify year-round or seasonal access—ask about plowing and mud season conditions
☐ Confirm whether a road association exists and what the annual fees are
☐ Check for shoreland zoning restrictions if the property is near water
☐ Verify timber ownership and whether any harvesting rights are reserved
☐ Request or budget for a professional boundary survey, especially on wooded parcels
☐ Confirm septic and well feasibility with a site visit and perc test
☐ Ask about utility availability—or plan for off-grid systems
☐ Review seasonal timing for inspections, especially avoiding mud season
☐ Understand private road maintenance responsibilities and agreements
☐ Check subdivision regulations if you plan to divide the parcel in the future
☐ Confirm building setbacks and permit requirements for your intended use
☐ Ask your agent or attorney to review the deed for easements, restrictions, or reserved rights
Learn More on YouTube
If you'd like to go deeper into buying land in Maine—seeing real properties, real access roads, and real-world examples—I invite you to visit my YouTube channel.
On the channel, I share:
On-location property walk-throughs
Practical land-buying tips specific to Maine
Access, zoning, timber, and off-grid considerations
Insights for both in-state and out-of-state buyers
You can find the channel here: Rick Theriault – Your Maine Real Estate Guide
https://www.youtube.com/channel/UCMVo14Ef2y_pEoXCapEtFHg
Work With a Maine Land Expert
This guide is designed to help you navigate the realities of buying land in Maine and make informed decisions. With the right knowledge—and the right guidance—Maine land ownership can be both rewarding and enjoyable.
If you're ready to explore Maine land for sale, or if you have questions about shoreland zoning, timber value, seasonal access, or off-grid living in Maine, I'm here to help. Reach out anytime—I'd be glad to walk you through the process.
