Why Remote Workers Are Driving Up Demand for Recreational Land

Three years ago, when Mark contacted me about purchasing a recreational property in rural Tennessee, his requirements seemed unusual. As a software developer from Silicon Valley, he needed reliable high-speed internet, a building site with natural light for his home office, and enough acreage to ensure privacy during video calls. His budget for what he described as a “part-time residence” raised eyebrows – it exceeded what many local buyers allocated for their primary homes.

Today, Mark’s profile has become startlingly common in my client portfolio. The massive shift toward remote work has fundamentally altered the recreational land market, transforming weekend getaways into potential primary residences and creating unprecedented demand in previously overlooked rural areas.

A New Breed of Land Buyer

The traditional recreational land buyer typically sought weekend escapes – hunting properties, fishing cabins, or family retreats used occasionally throughout the year. They valued recreational amenities but accepted limitations like spotty cell service or seasonal access as reasonable trade-offs for properties primarily used for leisure.

Today’s remote workers represent an entirely different demographic. My client base now includes a growing contingent of what I call “hybrid buyers” – professionals who can work from anywhere but want to live somewhere. Their property criteria typically include:

• High-speed internet capabilities (or proximity to broadband service)
• Year-round accessibility
• More substantial housing options than traditional recreational cabins
• Mixed-use potential that balances work requirements with lifestyle amenities
• Privacy coupled with reasonable proximity to services

They’re purchasing with the intent of extended stays or even permanent relocation, combining work and lifestyle in ways that weren’t possible before 2022. This shift has dramatically changed purchasing patterns, property requirements, and land values across the recreational market.

The Data Behind the Trend

Recent market research confirms what land professionals are seeing on the ground. According to the latest Remote Work Survey from Global Workplace Analytics, 56% of U.S. workers now have jobs that could be performed remotely at least part-time. More significantly, 77% of remote-capable workers report wanting to continue working remotely at least several days per week indefinitely.

This translates directly to land market activity. In rural counties within three hours of major metropolitan areas, recreational land sales volume increased 34% over the past year, with average prices appreciating 17-23% depending on the region. Properties featuring both natural amenities and connectivity infrastructure have seen the most dramatic valuation increases.

The most striking statistic from our own transaction data: in 2022, only 18% of our recreational land buyers mentioned remote work capabilities as a primary consideration. By early 2025, that figure had jumped to 47%. This represents a 161% increase in just three years, reflecting the rapid normalization of remote work arrangements across multiple industries.

Regional Hotspots: Where Remote Workers Are Buying

Not all recreational markets are benefiting equally from this trend. The most significant growth is occurring in regions offering a specific combination of attributes:

The Southeast Advantage
The Southeast has emerged as a premier destination for remote workers seeking recreational properties, particularly in the Tennessee and North Carolina mountains, and throughout northern Georgia. These areas offer:

• Moderate four-season climate
• Established infrastructure
• Lower tax burdens than many Northeastern and Western states
• Reasonable proximity to metropolitan airports
• Combination of recreational amenities and cultural attractions

A client recently relocating from Boston purchased 35 acres in eastern Tennessee, citing the ability to “downhill ski in the morning and mountain bike in the afternoon” while maintaining his role as a financial analyst – all while reducing his overall cost of living by nearly 40%.

The Mountain West Premium
Mountain West states continue commanding premium prices despite higher entry points. Remote workers from California’s tech corridor have particularly targeted western Colorado, Wyoming, and Montana. These buyers typically prioritize:

• Dramatic natural settings
• Outdoor recreation infrastructure
• Established remote work communities
• Luxury amenities

Despite average per-acre costs running 3-5 times higher than comparable southeastern properties, demand remains strong in these regions, with many properties receiving multiple offers within days of listing.

Emerging Opportunity Markets
For investors and more value-conscious remote workers, several regions offer compelling opportunities with lower entry points:

• Northern Michigan’s recreational areas
• Maine’s inland counties
• Select areas of upstate New York
• Southern Missouri’s Ozark region

These areas feature similar natural amenities to more established destinations but haven’t yet experienced the same price appreciation – creating potential investment opportunities for early movers.

Property Features Commanding Premiums

The remote work revolution has reshaped which property features command the highest premiums. While waterfront and mountain views have always carried value, several previously secondary characteristics now dramatically impact pricing:

Connectivity Infrastructure
Available high-speed internet has become perhaps the single most crucial feature for remote-work capable properties. Parcels with existing fiber access can command 25-35% premiums over similar properties without connectivity.

For properties without current access, the proximity to service areas and potential for infrastructure extension has become a critical due diligence item. I recently watched a client walk away from an otherwise perfect property upon learning that the nearest broadband connection point was over three miles away, with prohibitive extension costs.

Year-Round Accessibility
Seasonal access limitations that recreational buyers once accepted become deal-breakers when the property might serve as a primary residence. Properties with year-round access consistently outperform those with seasonal limitations in both sales velocity and price appreciation.

One client articulated this shift perfectly: “I don’t mind a dirt road, but I need to know I can get out for an emergency meeting or get in for an important presentation regardless of weather.”

Building Sites with Views and Light
The importance of suitable home sites has evolved beyond the traditional considerations. Remote workers specifically seek building locations that offer:

• Natural light for video calls and productivity
• Appealing backdrops for virtual meetings
• Separation from household activities
• Inspiring views that enhance work experience

Properties offering multiple potential building sites with these characteristics consistently command premium valuations.

I’ve always found that properties with eastern exposure make for better morning video calls – the natural light is flattering without being harsh, and clients get genuinely curious when they hear birds chirping in the background. One of my buyers told me his property in the North Georgia mountains has become an unexpected conversation starter during meetings. “People who would normally jump straight to business now ask about the hawk they just heard or the mountain view behind me,” he explained. “I’ve built stronger client relationships from my cabin than I ever did in my downtown office.” These seemingly small aspects of rural properties can actually deliver surprising professional benefits that many buyers don’t anticipate until they’ve experienced them firsthand.

Mixed Recreational Options
While traditional recreational buyers might focus on a single pursuit – hunting, fishing, or watersports – remote workers typically seek properties offering diverse recreational options. This preference stems from the lifestyle integration remote work enables; when you live and work on your recreational property, variety becomes more important.

Properties offering a combination of activities – water access, trail systems, wildlife habitat, and potential for various outdoor pursuits – consistently outperform single-use recreational parcels in both buyer interest and value appreciation.

Investment Implications: Looking Forward

For land investors, the remote work revolution presents compelling opportunities. Several key strategies have emerged:

Infrastructure Improvement Play
Properties in desirable recreational areas that lack connectivity infrastructure present significant value-add potential. Strategic investments in extending broadband access, improving road systems, or developing alternative connectivity solutions (like Starlink installation) can dramatically increase property values.

One investor I work with specializes in acquiring recreational tracts with poor connectivity, securing easements for fiber extension, and reselling to remote workers at 30-45% premiums. The ROI on these infrastructure improvements frequently exceeds 300%.

Subdivision Potential
Larger recreational tracts near established remote work hotspots present opportunities for thoughtful subdivision. Unlike traditional recreational developments, remote work communities benefit from:

• Slightly higher density (while maintaining privacy)
• Shared infrastructure costs
• Community amenities that enhance both work and lifestyle

Developers are increasingly creating “work-centered communities” that balance connectivity infrastructure with recreational amenities, often commanding significant price premiums over standard recreational developments.

Long-Term Appreciation Play
Even without active development, recreational properties in regions experiencing remote worker migration are likely to see sustained appreciation. As remote work continues its transition from trend to permanent workplace model, demand for these properties will likely increase, particularly in areas with limited supply due to geographical or regulatory constraints.

Challenges and Considerations

The remote work land boom isn’t without challenges. As advisors to land buyers, we must help navigate several key considerations:

Infrastructure Realities
Many buyers underestimate the complexity and cost of establishing reliable connectivity in truly rural areas. I always counsel clients to:

• Verify existing service availability with multiple providers
• Understand the technology options and limitations for their specific location
• Budget realistically for infrastructure development
• Consider future technology changes that might affect property utility

Regulatory Environment
Local regulations haven’t always kept pace with remote work realities. Issues frequently arising include:

• Zoning restrictions that don’t contemplate combined residential/commercial use
• Building codes requiring expensive modifications for home office spaces
• Tax implications of running businesses from recreational properties
• HOA or covenant restrictions on home-based businesses

Service Accessibility
The reality of rural living often catches remote workers unprepared. Essential services urban dwellers take for granted – from package delivery to food options – may be limited or unavailable. I encourage clients to spend significant time in potential areas before purchasing to ensure the lifestyle aligns with their expectations.

A Lasting Transformation

The integration of remote work capabilities has permanently altered the recreational land market. What began as a pandemic-driven necessity has evolved into a fundamental shift in how people conceptualize work, home, and recreation.

For land professionals, understanding the specific needs of remote worker buyers represents a significant opportunity. Properties that successfully balance connectivity with natural amenities will likely continue commanding premium prices and outperforming the broader land market.

As one client recently told me while taking a work call from his porch overlooking a mountain stream: “I used to spend fifty weeks working to enjoy two weeks here. Now every day feels like I’m on vacation – even when I’m working.” That sentiment captures the essence of why this trend is likely to endure well beyond the circumstances that initiated it.