Topographic maps of many U.S. National Parks show extensive areas of protected lands, wild spaces, and long distances for hiking to the horizon. On the surface, these maps suggest that all of this land has been officially designated by the Federal Government as one unitary parkland.
However, there exists a little-known aspect of most National Parks. While looking into the middle of many large National Parks, you may notice small, often-overlooked pieces of privately owned property. They have come to be referred to as “inholdings.
Buying a piece of private land or even a cabin within the boundaries of a national park seems like the perfect opportunity for an outdoor enthusiast who dreams of owning land. These properties come with their own set of challenges including potential legal ramifications, logistical issues and architectural constraints that can ensnare unsuspecting homebuyers.
What Is an Inholding?
An inholding is a privately owned parcel of land entirely contained with-in the boundary of a federally protected area; i.e., a U.S. National Park, National Forest, or BLM property.
As most lands were privatized by virtue of historic “homestead” laws, mining claims, or timber grants prior to Congress’s designation of the adjacent lands as a national park, when the Federal Government ultimately set the borders for these parks, they did not have sufficient money or authority to purchase the individual parcels of private land which existed within those borderlines. Therefore, these privately held parcels became isolated from their owners’ ability to develop, maintain, sell, etc. these properties due to their inclusion in the new federal estate.
“Inholdings are the ultimate double-edged sword in real estate,” warns Nick Manfredi, Owner of As-Is-Housebuyers.
“On paper, the scarcity factor suggests the property should command an astronomical premium. But when you look at the mechanics of the transaction, the market shrinks dramatically. Traditional mortgage lenders will rarely touch an inholding due to the severe access risks and lack of comparable sales data. If you need to sell quickly, you cannot rely on conventional buyers. You are restricted to cash investors who understand niche land-use laws, or you are forced to negotiate a buy-out with the federal government, which notoriously moves at a glacial pace. Homeowners often find themselves asset-rich but entirely liquidity-trapped.”
The Illusion of Absolute Ownership
The major risk associated with having an inholding is believing that the normal property rights which you have purchased are applicable. A normal property transaction (i.e., buying/selling) gives a buyer many options for developing their new property, accessing it, or using it. However, when you own a piece of land inside a National Park, your “private” land will be viewed by the Federal Government as a threat to its biological environment.
Access Restrictions and Legal Easements
You may have title to your land, however you are unlikely to own the easement for the road that leads you to your home. The National Park Service has authority to limit, restrict, or prohibit motor vehicle use of an inholding. If you have a historic route to your home as a dirt trail through a designated park area and the NPS limits/forbids motor vehicle usage on this route, they would essentially make the only method of getting to your cabin hiking.
The Logistics and Utility Battle
Beyond access, the practicalities of maintaining a home surrounded by wilderness can quickly drain an owner’s finances.
“The logistics of maintaining or renovating a property inside a national park boundary will break most standard budgets,” states Jonathan Carcone, Principal of 4 Brothers Buy Houses.
“You are completely disconnected from municipal infrastructure. There is no public water, no sewer hookup, and no grid power. Installing a septic system or drilling a well requires navigating an intense multi-agency permitting process. Every piece of heavy machinery or construction material you bring in must cross federal land, meaning you need special hauling permits from the park administration. If a historic structure on the property suffers damage, you cannot just fix it with modern materials; you are often bound by strict federal preservation guidelines that double your construction costs”, says Jonathan.
The Looming Threat of Eminent Domain
The life of inholdings is short-lived. The Land and Water Conservation Fund has given the U.S. Government the tools to remove inholdings from national parks so it may restore public ownership of all lands within these areas. If the owner of an inholding decides to build something on the land which would ruin the view or harm the ecosystem of the National Park – such as building a large modern home surrounded by cleared trees — the Federal Government could take the owner’s land through Eminent Domain; and after condemning the land, sell it back to the owner.
Architectural and Design Constraints
Because the visual impact on public land is heavily scrutinized, designing or modifying a structure within an inholding is nothing like a typical residential build.
“From an architectural standpoint, designing or updating an inholding requires radical discipline and restraint,” explains Todd Harmon, CEO of Aura Modern Home. “You are not building in a vacuum; your property is subject to intense visual pollution regulations. The National Park Service can dictate your exterior color palette, building height, and even the reflectivity of your window glass to ensure the structure blends into the natural landscape. Modern design principles that rely on sprawling footprints or expansive, unshaded glass facades are completely non-viable. Instead, owners must pivot toward sustainable, low-impact, off-grid architecture—utilizing advanced solar arrays, composting systems, and natural materials that patinate over time to match the surrounding wilderness terrain.”
Final Thoughts for the Wilderness Investor
Buying property within a National Park is an enormous obligation which looks far better as a concept on a map then as a reality. These parcels of land are NOT typical forms of real estate investment; rather, they are often complicated legal anomalies.
Before you sign the purchase agreement for a parcel of land (inholding) located with-in one of our many National Parks, consider the view from the other side of the map. Consider the easement rights, the cost associated with providing the necessary off-the-grid systems and be prepared to live with a Federal Ranger watching over your shoulder at all times. A buyer could be misled by the simple lines on a map and find themselves transforming what was once their wilderness dream into nothing but a logistical nightmare.