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Before You Buy Land Part 2: The Five Questions Every Land Buyer Could Ask Before Making an Offer

  • Mar 12
  • 2 min read

Once you understand that buildability matters more than price, the next step is knowing what to investigate.

 

Before making an offer on vacant land, every buyer should have a general understanding of five critical questions - not all the nitty gritty details.

 

1. What Does the Zoning Allow?

Zoning determines how the property can be used:

  • Residential, agricultural, commercial, or mixed use

  • Density limits or minimum lot sizes

  • Restrictions on manufactured homes, ADUs, or multi-unit development

 

Assumptions about future use should never replace confirmation from the local jurisdiction.

 

2. Is There Legal Access?

Physical access is not the same as legal access.

 

Buyers should confirm:

  • A recorded easement or frontage on a public road

  • Adequate width and condition for emergency and construction access

  • Any shared road agreements or maintenance responsibilities

 

Lack of legal access can significantly delay or prevent development.

 

3. Are Utilities Available?

Utility availability can dramatically affect project cost and timeline.

 

Key considerations:

  • Distance to electrical service

  • Water source (public connection or well)

  • Sewer availability or septic requirements

  • Internet and other infrastructure needs

 

In some cases, bringing utilities to the site can cost more than the land itself.

 

4. Will the Property Support Septic and Water?

If public sewer is not available, a septic system must be approved. This depends on:

  • Soil conditions

  • Percolation test results

  • Site layout and setbacks

 

Water availability, whether through a public connection or well, should also be confirmed early in the process. You may not get all the answers, but it's good to know what to ask.

 

5. Are There Environmental or Site Constraints?

Factors such as:

  • Steep slopes or grading limitations

  • Flood zones

  • Wetlands or protected habitat

  • Fire hazard severity zones can impact what and where you can build.

 

A Better Buying Strategy

When these five areas are reviewed before making an offer, buyers move forward with more clarity instead of complete uncertainty. The goal isn’t to eliminate all challenges — it’s to understand them before committing.

 

Next week: Why Due Diligence Is an Investment — Not an Expense.

 
 
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