Buying land is a different process than buying a home — there's no inspection report handed to you, and a lot of what matters is information you have to go find yourself. Here's a practical order of operations.
1. Confirm zoning and buildability
Before anything else, confirm the parcel's current zoning designation and what it actually permits. See our full zoning guide for how to check this.
2. Verify legal access
Pull the title report and confirm there's a recorded easement or public road frontage. Our access and easements guide covers this in detail.
3. Check utility availability
Power, water, and septic/sewer availability all affect what it will actually cost to build. See our utilities guide for what to confirm before you buy.
4. Order a survey if boundaries aren't clear
Aerial photos with estimated boundary overlays are common in land listings, but they're not a substitute for a real survey. If exact boundaries matter for your plans, a licensed survey is worth the cost.
5. Understand HOA, land lease, and mineral rights status
Confirm whether the parcel carries an HOA, a land lease (common in some manufactured-home communities), or any reserved mineral or water rights that could affect your use of the land.
6. Work with an agent who specializes in land
Land transactions have their own escrow process, disclosures, and pitfalls that differ from residential home sales. Working with someone who focuses specifically on land — not just houses — means fewer surprises.
Frequently Asked Questions
Is buying land riskier than buying a house?
It carries different risks, not necessarily more. The key difference is that a lot of the due diligence (zoning, access, utilities) falls on the buyer to investigate, rather than coming standard with an inspection report.
Do I need a land-specific real estate agent?
It's strongly recommended. Land transactions involve different questions and a different escrow process than home sales, and an agent who specializes in land will know what to check before you're in contract.
What's the first thing I should check on any land listing?
Zoning. It determines what you're even allowed to do with the parcel and shapes every other decision from there.
Thinking about buying or selling land?
I bring the knowledge and experience to help you navigate zoning, access, and utilities — whatever side of the deal you're on.
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