Vacant Land Purchase Checklist

A comprehensive checklist for buying vacant land, covering road access, easements, utilities, water and sewer, building envelope, environmental concerns, and legal due diligence.

Estimated time: 4-8 hours

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Confirm the property has legal road access from a public roadCriticalA property without legal access to a public road may be landlocked and unbuildable. Check whether the parcel fronts a publicly maintained road or has a recorded access easement. Without documented legal access, you may not be able to get a building permit, and lenders may refuse to finance the purchase.
Verify whether the access road is publicly or privately maintainedPublic roads are maintained by the city or county. Private roads are maintained by property owners, often through a road maintenance agreement. If the road is private, confirm who is responsible for maintenance, snow removal, and repairs — and what your share of the costs will be.
Check if the access road crosses neighboring properties and review easement documentsCriticalIf you must cross someone else's land to reach your property, you need a recorded access easement. Verbal agreements or informal use are not legally sufficient. Obtain copies of the easement documents from the county recorder's office and review the exact terms — width, permitted uses, maintenance responsibilities, and whether the easement is permanent or revocable.
Confirm the road meets local standards for emergency vehicle accessFire departments and emergency services require minimum road widths (typically 20 feet), maximum grades, and turnaround areas. If the access road does not meet these standards, the county or fire district may deny a building permit.
Check if the road has weight or seasonal restrictionsSome rural roads have weight limits that may prevent construction vehicles or delivery trucks from reaching your property. Seasonal restrictions (spring weight limits on dirt or gravel roads) can delay construction schedules.
Verify road frontage meets minimum requirements for a building permitMany zoning codes require a minimum amount of street frontage (often 40-60 feet) before a lot is considered buildable. Flag lots or lots with narrow access strips may have special requirements.

Determine if municipal water is available at or near the propertyCriticalContact the local water utility to confirm whether a water main runs along the property's frontage. If it does, ask about connection fees, tap fees, and any capacity limitations. Connection fees can range from a few hundred to several thousand dollars.
If no municipal water, research well drilling requirements and feasibilityContact the county health department or state water resources agency about well permits. Ask about typical well depths in the area, expected water yield (gallons per minute), water quality issues, and drilling costs. Wells in some areas may need to be drilled hundreds of feet deep at $15-50+ per foot.
Check well water rights and any restrictions on groundwater useCriticalIn western states, water rights are regulated separately from land ownership. Verify whether the property has water rights that allow you to drill a well, and check for any groundwater management districts that may limit pumping. In some areas, new well permits are restricted or unavailable.
Research water quality in the areaAsk neighbors or check with the county health department about water quality issues in the area, such as arsenic, nitrates, hard water, or other contaminants. Some areas have naturally occurring contamination that requires expensive treatment systems.
If an existing well is on the property, get it tested and inspectedHave the well tested for flow rate, water quality (bacteria, nitrates, minerals, pH), and physical condition. A well inspection should include the pump, pressure tank, and wellhead protection. Well replacement can cost $10,000-$30,000+.

Determine if municipal sewer is available at or near the propertyCriticalContact the local sewer utility to check if a sewer main runs near the property. Ask about connection fees, sewer impact fees, and whether the system has capacity for new connections. Sewer connection can cost $5,000-$20,000+ depending on the distance to the main and local fees.
If no municipal sewer, confirm the property can support a septic systemCriticalYou will need a soil perc (percolation) test to determine if the soil can absorb effluent from a septic system. The county health department typically administers perc tests. Failed perc tests can make a property unbuildable — this is one of the most critical checks for rural land.
Check for flood zone or high water table issues that affect septic feasibilityCriticalProperties in flood zones, near rivers or streams, or with high water tables may not be able to support conventional septic systems. Standing water, seasonal flooding, or saturated soils can cause septic systems to fail and contaminate groundwater. Alternative systems (mound, aerobic, or engineered) may be required at 2-3x the cost of conventional systems.
Understand setback requirements for septic componentsSeptic tanks, drain fields, and reserve areas must be set back specific distances from wells, property lines, buildings, water bodies, and slopes. These setbacks can consume a large portion of a small lot. Ask the county health department for the required setback distances in your jurisdiction.
Confirm there is adequate space for both a primary and reserve drain fieldMost jurisdictions require designating a reserve drain field area in case the primary field fails. This reserve area must remain undeveloped and accessible. On small lots, the combined septic, drain field, and reserve area requirements can severely limit where you can place a house.

Confirm electric service is available and the distance to the nearest power lineCriticalContact the local electric utility to find out how far the nearest power line is from your building site. If the power line is far from the property, the cost to extend service can be significant — utilities typically provide a limited distance for free and charge $5-$25+ per foot beyond that.
Get a cost estimate for bringing electric service to your building siteRequest a formal cost estimate from the utility. Costs vary greatly: extending power lines a quarter mile can cost $10,000-$50,000+. Factor this into your total land development budget.
Check natural gas availabilityNatural gas service is not available in many rural areas. If gas is not available, your heating and cooking options will be electric, propane, or wood. Propane requires a tank installation and regular deliveries.
Research internet and cell phone service availabilityCheck broadband availability maps (FCC broadband map at broadbandmap.fcc.gov) and test cell signal at the property. Rural land may have limited or no high-speed internet options, which can affect both daily life and property value.
Check if stormwater management is requiredSome jurisdictions require stormwater detention or retention systems for new development, even on single residential lots. Impervious surface limits and drainage plans may be required as part of the building permit process.

Map out the buildable area by applying all required setbacksCriticalEvery property has front, side, and rear setbacks that define where structures can be placed. Draw or request a survey showing the setback lines to understand the actual buildable envelope. On irregularly shaped lots, the buildable area can be surprisingly small.
Check if slope, topography, or soil conditions limit where you can buildSteep slopes may require expensive grading, retaining walls, or engineered foundations. Some jurisdictions restrict building on slopes exceeding a certain grade (typically 15-30%). Have a soils report done if the terrain is steep or the soil composition is uncertain.
Identify any easements that reduce the buildable areaUtility easements, drainage easements, and access easements all restrict where you can place permanent structures. Obtain a survey or title report showing all recorded easements and their locations on the property.
Check height restrictions and any view protection ordinancesHeight limits vary by zoning district and may be measured differently depending on the jurisdiction (from grade, from mean height, etc.). Some areas have view protection or ridgeline ordinances that further limit building height.
Verify lot coverage and floor area ratio (FAR) maximumsLot coverage limits restrict the percentage of the lot that can be covered by structures and impervious surfaces. FAR limits the total building square footage relative to the lot size. These standards determine the maximum building size the lot can accommodate.
Determine which building codes apply (city, county, or state)Properties inside city limits are subject to city building codes. Unincorporated areas may fall under county or state codes, which can differ significantly. Some rural counties have minimal building code enforcement, while others follow the full International Building Code.

Check FEMA flood maps for the propertyCriticalLook up the property on the FEMA Flood Map Service Center (msc.fema.gov). Properties in Special Flood Hazard Areas (zones A or V) require flood insurance with a federally backed mortgage and must meet strict elevation and construction requirements that add significant cost.
Check for wetlands on or adjacent to the propertyCriticalReview the National Wetlands Inventory (fws.gov/wetlands) and physically inspect the property for wet areas, standing water, or wetland vegetation. Wetlands require federal permits to fill or build on, and mitigation can be extremely expensive. A formal wetlands delineation may be needed.
Research wildfire risk and any fire-safe building requirementsCheck the USDA Wildfire Risk to Communities map (wildfirerisk.org). Properties in high wildfire risk areas may require fire-resistant building materials, defensible space clearing, and specific landscaping. Insurance can be very expensive or difficult to obtain in high-risk zones.
Check for endangered species or critical habitat designationsThe US Fish and Wildlife Service's Critical Habitat map can show if your property is in a designated habitat area. Development in these areas may require biological surveys and mitigation measures that add cost and time.
Investigate soil contamination or prior land useCheck EPA's NEPAssist tool and state environmental databases for any recorded contamination, underground storage tanks, or hazardous waste sites near the property. Former agricultural land may have pesticide contamination, and former industrial sites may require environmental cleanup.
Assess drainage patterns and erosion riskVisit the property during and after rain to observe water flow patterns. Look for erosion gullies, standing water, and how stormwater drains across the site. Poor drainage can cause foundation problems, septic failures, and ongoing maintenance issues.

Confirm the zoning designation allows residential constructionCriticalLook up the property's zoning on the city or county zoning map and verify that single-family residential use is permitted. Agricultural or conservation zoning may not allow residential construction, or may require a minimum lot size of 5-40+ acres.
Check for overlay districts, historic designations, or conservation easementsOverlay districts can add restrictions beyond the base zoning. Conservation easements permanently restrict development on all or part of the property. These restrictions run with the land and cannot be removed by future owners.
Order a title search and review for liens, encumbrances, and restrictionsCriticalA title search reveals all recorded claims against the property — liens, easements, deed restrictions, mineral rights reservations, and boundary disputes. Do not close on vacant land without a clean title report from a reputable title company.
Verify property boundaries with a licensed surveyorCriticalDo not rely on fences, tree lines, or stakes for boundary identification. A licensed surveyor will locate the legal corners and boundaries of the property using recorded plat maps and monuments. Survey costs typically range from $500-$3,000+ depending on lot size and terrain.
Check property taxes and any special assessmentsReview current and projected property tax rates. Check for special assessment districts (road improvement, fire protection, water, sewer) that add to annual costs. Some states offer agricultural or open space tax exemptions that may change when you develop the property, triggering a significant tax increase.
Research mineral rights and subsurface rightsIn many areas, mineral rights may have been severed from the surface rights. If someone else owns the mineral rights, they may have the legal right to access and extract minerals from your property. This can affect your ability to build and your enjoyment of the property.

Disclaimer: The information on this website is provided for general informational purposes only. Always verify current requirements with your local planning department.