Land for Sale in Windham County, CT
Windham County is northeastern Connecticut's Quiet Corner, 521 square miles with 116,418 residents (2020 census), where farms, forests and small towns still make up most of the land. Connecticut abolished county government in 1960, so towns decide almost everything. Land is often enrolled in PA 490, a farm, forest and open-space tax classification that carries a conveyance tax if you sell or change the use within ten years, and this guide covers it.
Windham County at a glance
- Towns include Putnam, Woodstock, Pomfret, Thompson, Brooklyn, Windham, Killingly and Plainfield.
- 2020 population 116,418; about 521 square miles.
- Connecticut abolished county government in 1960; towns and councils of governments provide services.
- Highways: Interstate 395, and US 6 and US 44.
- The county is the core of the Quiet Corner.
The Windham County land market
Buyers look for wooded acreage, small farms, horse property and homesites in the Quiet Corner, within reach of Hartford, Worcester and Providence along I-395. Parcels of 5 to 50 acres are typical. Putnam, Killingly and Windham also have in-town lots.
PA 490 farm, forest and open space classification
Connecticut's Public Act 490 lets towns assess qualifying farm, forest and open-space land at use value. The state sets no minimum for farmland, and the assessor weighs acreage, how much is farmed, productivity and income. Forest land needs a tract of at least 25 contiguous acres, or tracts totaling 25 acres with none under 10 acres, plus a certified forester's report dated on or before October 1. Open space must be undeveloped land of at least 10 acres designated in the town's plan of conservation and development. Applications are due by October 31, or by December 30 in a revaluation year.
The key buyer issue: if classified land is sold or its use changes within ten years of classification, a conveyance tax penalty applies, and when ownership changes the classification is lost and the new owner must reapply. Ask the town assessor whether a parcel is classified and how old the classification is, and whether the sale will trigger a penalty and who pays it.
Zoning, wetlands and septic
Each town has its own zoning, and Connecticut's inland wetlands law requires a town permit for activity in or near wetlands, which can limit building sites. Septic needs local health district approval, and a perc test and soil testing are standard. Many Quiet Corner roads are town roads, but private roads and shared driveways need recorded easements.
Before you buy land in Windham County
- PA 490 classification and the conveyance tax if you sell or change the use.
- Town zoning, wetlands and septic approval.
- Recorded legal access and road maintenance.
- Well, power and distance to services.
- Property lines and any conservation easement.
Perc tests and septic for raw landLand due diligence checklist
Frequently asked questions
What is Connecticut PA 490?
A program that lets towns assess qualifying farm, forest and open-space land at use value, with a conveyance tax penalty if the land is sold or its use changes within ten years.
Does Connecticut have county government?
No. Connecticut abolished county government in 1960, so towns and regional councils of governments provide services.
What is the Quiet Corner?
The rural northeast corner of Connecticut, centered on Windham County.