What to look for when buying land, in the order that matters.
The twelve questions that separate a good parcel from an expensive mistake. Run them in this order and you will rarely be surprised after closing.
Legal access that actually exists
A dirt track is not access. Look for a recorded easement or public road frontage in the deed chain. If access is verbal, permission ends when the neighbor sells.
Ownership that matches the seller
Pull the deed chain back at least two transfers. The person taking your money should be the same person named as owner on the most recent recorded deed.
Clean title: liens, taxes and judgments
Unpaid property taxes, mechanics' liens, money judgments, and tax-sale certificates all attach to the land. They do not disappear at closing unless they are paid or released.
Zoning that allows your plan
Confirm the permitted use, minimum lot size, setbacks, and maximum coverage. A beautiful parcel is worthless if you cannot build what you intend.
Recorded restrictions and covenants
HOA documents, subdivision covenants, and deed restrictions can forbid mobile homes, RVs, livestock, or even a primary residence. Read them in full.
Flood zone and wetland exposure
Check the FEMA flood panel and the National Wetlands Inventory. Floodway land is often unbuildable. Wetland buffers can swallow the usable acreage.
Soil and septic feasibility
Without public sewer, the land needs a septic system. County health departments keep prior perc-test records, including failures. The soil decides buildability before you do.
Water: rights, source, and cost
Public water, a shared well, or a new well each carry different costs and risks. In some states, water rights are separate from land ownership.
Utility run costs
Power may be nearby and still cost thousands per foot to bring to a build site. Ask for an actual run estimate, not a proximity guess.
Severed mineral and timber rights
Mineral rights can be sold separately from the surface. If they were, the mineral owner may have the right to access the parcel to extract them.
Tax posture after reassessment
The seller's tax bill is not your tax bill. Estimate the reassessed bill at your purchase price, especially if the parcel carries an agricultural exemption.
Comparable sales that support the price
Vacant land is harder to value than houses. Look at recent, nearby closed sales of similar acreage and use. The listing price is an opinion; comps are data.
Common questions before buying land
What is the most important thing to check before buying land?
Legal access and buildability. If you cannot reach the parcel legally or build what you intend, the rest of the due diligence does not matter.
Can I check these things myself?
Most of them. County GIS, assessor records, FEMA maps, and deed indexes are public. A survey and perc test require professionals, but you can screen the parcel first using our 47-point checklist.
When should I order a land survey?
After the desk research comes back clean. A survey is expensive; run records first so you do not survey a parcel you will not buy.
What should I ask the seller before making an offer?
Ask for the parcel number, the seller's name as it appears on the deed, the last survey date, any known easements, whether the mineral rights convey, and whether any back taxes or liens exist.
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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: what land due diligence covers, how to buy land, and how to run a title search.