7 Things I Tell Buyers to Check Before Buying Land

Written by Jared Williams, Managing Broker | Archer Realty

Buying land sounds simple until you start digging into the details.

A lot of buyers assume buying land works the same way as buying a house. You find a property you like, make an offer, and start planning your future build.

But land is a completely different type of transaction, and there are several things that can turn what looks like a great property into a very expensive mistake.

Over the years working in real estate, I’ve seen buyers run into problems with land they never expected — issues with zoning, utilities, access, and soil conditions that dramatically change what the property can actually be used for.

Whenever I work with someone looking at land, there are a handful of things I always check before we move forward with an offer.

If you're thinking about buying land, these are some of the most important things you should verify first.

1. Make Sure You Can Actually Build What You Want

The first thing I look at is zoning.

Every parcel of land is zoned by the county or municipality, and that zoning determines what the property can legally be used for.

Depending on the area, zoning can control things like:

• whether a home can be built

• minimum lot sizes

• livestock allowances

• additional structures like barns or workshops

• commercial use

I’ve seen buyers assume they could build a house or barndominium on a property only to find out later that the zoning had restrictions they didn’t expect.

Before buying land, confirm zoning directly with the county or local planning office. Listing descriptions can sometimes be incomplete or outdated.

2. Find Out If Utilities Are Available

Utilities are one of the biggest unknowns when buying land.

Unlike residential homes, many land listings don’t have utilities already installed.

Things to verify include:

• electricity availability

• water access (city water vs well)

• sewer access or septic requirement

• internet availability

Running utilities to rural land can get expensive depending on the distance and terrain.

Buyers may need to extend power lines, drill a well, or install a septic system. Those costs should always be factored into the total cost of the property.

3. Check Whether the Property Has Passed a Perc Test

If the property does not have access to city sewer, it will require a septic system.

That means the soil needs to pass a percolation test, commonly called a perc test.

A perc test measures how well the soil drains and determines what type of septic system can be installed.

This is something I personally learned the hard way.

When I bought a lot years ago, I skipped doing a perc test before closing. I assumed the septic would be a standard system, which at the time was around $4,500.

After testing the soil, it turned out the ground conditions required one of the most expensive engineered septic systems available. The cost jumped to about $15,000 just because of the soil quality.

That’s a big difference, and it’s exactly why I always tell buyers to check this early.

If a property hasn’t been tested yet, it’s something worth doing during your inspection period.

4. Make Sure the Property Has Legal Road Access

This surprises people more often than you might expect.

Just because land appears to have access doesn’t mean it legally does.

Some parcels are landlocked, meaning they don’t touch a public road.

In those cases, the property must have a recorded easement that legally allows access through another property.

Without legal access:

• financing can be difficult

• building permits can become complicated

• resale value can suffer

This is always something I verify when evaluating land for a buyer.

5. Check Flood Zones and Drainage

Flood zones are another factor many buyers overlook.

Checking FEMA flood maps will tell you whether a property falls within a flood zone.

If it does, it may impact:

• where you can build

• elevation requirements

• flood insurance costs

Drainage patterns are also worth paying attention to, especially in rural areas where low spots can collect water after heavy rain.

6. Consider Getting a Survey

A survey confirms the exact boundaries of the property.

With land, fences and natural landmarks are not always accurate property lines.

A survey helps identify:

• exact property boundaries

• acreage confirmation

• encroachments

• easements

It also prevents potential disputes with neighboring property owners down the road.

7. Check for Deed Restrictions or Covenants

Some land comes with additional restrictions recorded with the deed.

These can limit things like:

• minimum home size

• building styles

• livestock

• outbuildings

• short-term rentals

This is especially common in subdivisions or planned developments.

Always review these restrictions before purchasing so you know exactly what is and isn’t allowed.

Final Thoughts

Land can be one of the best ways to build exactly what you want, whether that’s a custom home, a rural property, or a long-term investment.

But land purchases require a little more due diligence than buying an existing house.

Taking the time to verify zoning, utilities, soil conditions, access, and restrictions can save thousands of dollars and prevent major headaches later.

These are the first things I always look at when helping a buyer evaluate land.

About the Author

Jared Williams is the Managing Broker of Archer Realty, where he works with buyers and sellers across residential real estate, land purchases, and investment properties. Through years of experience evaluating land, zoning regulations, utilities, and development potential, he helps clients avoid costly mistakes and make informed real estate decisions.