The difference between a great land purchase and an expensive regret usually comes down to one thing: due diligence. Land doesn’t come with an inspection report like a house does, so it’s on you to verify the parcel can do what you want. Here are the 10 checks every buyer should make before signing.

1. Legal access

Can you legally reach the property by road, year-round? A landlocked parcel with no legal access is difficult to use, build on, or resell. Confirm there’s a recorded easement or public road frontage.

2. Zoning and permitted uses

Zoning dictates what you’re allowed to do — build a home, place a mobile home, run livestock, or nothing at all. Call the county zoning or planning office and confirm your intended use is allowed.

3. Utilities (or the plan for them)

Is there power at or near the lot? Is city water available, or will you need a well? Is there public sewer, or will you need a septic system? Each missing utility is a cost to budget for.

4. Septic feasibility (perc test)

If there’s no public sewer, the land needs to “perc” — meaning the soil can absorb a septic system. No perc, no conventional septic, which can make a parcel unbuildable for a home.

5. Flood zone and wetlands

Check FEMA flood maps and look for wetlands. Land in a floodplain or with significant wetlands faces building restrictions and higher costs.

6. Topography and terrain

Flat, dry, usable land is ideal. Steep slopes, rock, or constant wetness can dramatically limit what you can build and where.

7. Easements and right-of-way

An easement gives someone else the right to use part of your land — for a utility line, a shared driveway, or a neighbor’s access. Know what’s recorded against the parcel.

8. Deed restrictions and HOA rules

Some parcels carry restrictions on home size, mobile homes, livestock, or commercial use. If there’s an HOA, get the rules and dues in writing.

9. Property taxes

Check the annual property taxes and confirm there are no delinquent back taxes or liens that would transfer to you.

10. Clear title

Finally, make sure the title is clear and the seller has the legal right to sell. A title company verifies the chain of ownership and that there are no surprise liens.

How to actually do these checks

• County offices (assessor, zoning, tax) answer most questions by phone or online.
• FEMA’s flood map tool shows flood-zone status by address or parcel.
• A title company confirms ownership, liens, and easements.
• Google Maps + a site visit reveal access, terrain, and what’s actually around the parcel.

Frequently asked questions

What’s the most common land-buying mistake? Skipping the access and zoning checks — buyers fall in love with a parcel, then learn they can’t reach it or build on it.

Do I need a survey? A survey isn’t always required, but it’s worth it when boundaries are unclear or you’re building near a property line.

Can the seller do due diligence for me? A good seller will share what they know, but you should still verify independently — it’s your purchase.

Buy land you can trust

At Land and More Land, we want buyers to know exactly what they’re getting. Browse our available parcels across TX, GA, AL, NC, and TN — and reach out with any due-diligence questions before you buy.