Buying raw land is a lot simpler than buying a house. There is no inspection of a roof or a furnace, no appraisal drama, and with owner financing there is no bank. But simple does not mean you should skip your homework. A little checking up front is what separates a parcel you love from one that surprises you.
Here are the five things we tell every buyer to look at, whether you buy from us or from anyone else.
1. Access: Can You Legally Get to It?
A parcel is only useful if you can reach it. Ask how the property is accessed. Is it on a county road, a private road, or a dirt two-track? Is the access legal, meaning it is recorded, or does it just happen to cross a neighbor’s land? Rural roads are often unpaved and may not be maintained in winter, so ask what the road is really like and what kind of vehicle you need. We do not sell landlocked parcels, and any honest seller should be able to tell you exactly how you get to the dirt.
2. Zoning and What the County Allows
Every county has its own rules about what you can do on your land. Zoning decides things like whether you can build a home, how long you can camp, whether an RV can stay on the property, and whether you can keep animals. These rules vary a lot from county to county, so never assume. Look up the parcel’s zoning and then call the county planning or land use office with your specific plans. It is a ten minute phone call that can save you years of frustration.
3. Utilities: Power, Water, and Septic
Most affordable rural land is off grid. That is part of the appeal, but go in with clear eyes. Ask how far the nearest power line is, because extending power can be expensive. Find out how people in the area get water. In many rural areas that means drilling a well, hauling water, or using a cistern, and what is allowed depends on the county and the state. For wastewater, most counties will require a permitted septic system before you live on the land full time. Solar, propane, and a good water plan cover a lot of ground for weekend use.
4. Property Taxes and Any Association Fees
Raw land usually has very low property taxes, which is one of the best things about owning it. Still, ask what the annual taxes are and whether they are current. Also ask if the parcel belongs to a property owners association and whether there are yearly dues or rules that come with it.
5. The Paperwork: Who Holds Title and How You Get Your Deed
Make sure the seller actually owns what they are selling. You can look up the parcel number with the county assessor to confirm the owner of record. If you are buying with owner financing, read the agreement and understand the basics: your down payment, your monthly payment, any fees, what happens if you miss a payment, and when the deed is recorded in your name. With our properties, once your balance is paid in full, we record the deed with the county and the land is officially yours.
A Good Seller Welcomes Questions
If a seller gets vague when you ask about access, zoning, or title, treat that as your answer. We would rather you know everything about a parcel before you buy it, because buyers who know what they are getting are the ones who stay happy. Every one of our listings includes the acreage, the parcel number, and a GPS pin so you can do your own research.
Ready to look? Browse our current listings, or reach out with your questions. We are happy to help you figure out if a parcel fits your plans.
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