Before You Buy Vacant Land: A Practical Checklist

01Start with what you want to do

An affordable parcel is only a good fit if it supports your plans. Before comparing prices, write down your intended use: occasional visits, a future home, gardening, recreation, or simply holding land. Each use raises different questions about access, water, permits, and ongoing costs.

Treat a listing as the start of your research, not a substitute for it. A photograph cannot establish a boundary, and a nearby house does not prove you can build one on the parcel you are considering. Ask for the parcel number, legal description, county, and available property documents.

02Confirm legal access, not just a visible road

A track on a satellite image may cross someone else's property. Ask whether the parcel fronts a public road or has a recorded access easement, and have a title professional review the documents. Legal access and physical access are separate issues: a recorded right does not guarantee a maintained, year-round road.

• Check who maintains the road and whether there are shared maintenance costs.
• Ask about seasonal mud, snow, washouts, and whether a high-clearance vehicle is needed.
• Arrange a visit when practical. Do not cross neighboring land without permission.

03Verify zoning and building rules with the county

Contact the county planning or zoning office with the exact parcel number and a clear description of your plans. Ask about permitted uses, minimum dwelling size, setbacks, camping limits, RV occupancy, manufactured homes, and any permit requirements that apply.

Also check recorded deed restrictions and any association rules. County permission does not cancel private restrictions. Get important answers in writing when possible, and remember that land-use rules can change.

04Price out water, power, and wastewater

A low purchase price can be offset by expensive site work. A power line visible nearby does not establish the cost or right to connect. Ask the utility for an estimate tied to the parcel. If you are considering solar, budget for the full system and check local requirements.

For water, investigate available service, well permitting and feasibility, or permitted delivery and storage options. Water rights are not the same thing as owning the ground. Ask the appropriate local authority about septic approval and required soil testing before assuming you can install a system.

05Review title, taxes, and the complete budget

Have a qualified title or closing professional explain ownership, recorded liens, easements, and the legal description. Assessor maps and GPS pins help you locate a parcel, but they are not boundary surveys. A licensed surveyor can clarify boundaries when needed.

Check current taxes and any unpaid amounts directly with the county. Add possible association dues, road fees, insurance, surveys, permits, and improvements to your budget. Before committing, keep a written list of what you have verified and what still needs an answer.