A due diligence checklist for real estate investors and agents.
A condensed, investor-focused checklist covering the 25 checks that matter most before closing on land, lots, or development sites.
Ownership & title
Confirm the seller can convey what is being sold and that no surprise clouds the title.
- Verify recorded owner matches seller name
- Pull deed chain back at least two transfers
- Check for open liens, judgments, and tax delinquencies
- Review all recorded easements and restrictions
- Confirm whether mineral, water, or timber rights are included
Zoning & permitted use
What the law allows matters more than what the aerial photo shows.
- Current zoning and permitted uses
- Required setbacks, lot size, and lot coverage
- Subdivision potential and density limits
- Overlay districts and historic designations
- Short-term rental, RV, and mobile-home restrictions
Access & location
Legal access and physical access are two separate due diligence items.
- Public road frontage or recorded access easement
- Physical passability today
- Who maintains the road and any road maintenance agreement
- Driveway permit and culvert requirements
Physical constraints
These are the items that most often make a deal unbuildable or unfinanceable.
- FEMA flood zone and effective map date
- Mapped wetlands and waterway buffers
- Soil suitability for septic or stormwater
- Slope, drainage, and usable buildable area
- Known contamination or nearby hazards
Utilities & operating costs
Investors especially should model the true cost stack before closing.
- Electric service distance and run-cost estimate
- Water source and well feasibility
- Septic feasibility or sewer availability
- Natural gas, propane, internet, and trash service
- Fire district, ISO rating, and school district
- Current and projected property taxes after reassessment
Investor questions
Is this due diligence checklist only for land?
It is built for land, but the same sections apply to any real estate purchase where the value depends on what is allowed, accessible, and buildable. Agents and investors use it for vacant lots, development sites, and small commercial parcels.
How is this different from a home inspection checklist?
A home inspection checks the condition of structures. This checklist checks whether the property is legally and physically usable the way you intend. It is the missing piece on raw land.
Can I share this with a client or partner?
Yes. The downloadable PDF is licensed for personal or internal client use. Do not republish it as your own product.
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Land due diligence: the complete guide — our full hub of land research guides, from title and access to soils, zoning and cost.
Related reading: the land buyer's checklist, services for professionals, and flat-fee pricing.