7 Common Mistakes to Avoid When Buying Vacant Land
- LeNae Schwickerath
- Oct 7
- 3 min read
Buying vacant land sounds simple — it’s just dirt, right? But ask anyone who’s gone through the process, and they’ll tell you: it’s not as straightforward as it seems. From zoning surprises to unexpected costs, buying land comes with its own unique set of pitfalls. Whether you’re planning to build your dream home, start a hobby farm, or invest for the future, avoiding these common mistakes will save you money, time, and plenty of stress.
1. Skipping the Zoning and Land-Use Research
One of the biggest rookie mistakes is assuming you can do whatever you want with your property. Every parcel has zoning laws that dictate what’s allowed — residential, agricultural, commercial, or recreational use. Before making an offer, check with your local zoning or planning office to confirm what’s permitted.
Pro Tip: Even if land is zoned residential, there may be restrictions on minimum lot size, building setbacks, or mobile homes.
2. Forgetting About Access and Easements
Having road access might sound obvious, but not all land comes with it. Some parcels are landlocked, meaning there’s no legal way to reach them without crossing someone else’s property. Always verify legal access through a recorded easement.
Bonus check: Make sure any access road is maintained year-round — a muddy, unmaintained trail can turn into a nightmare after a few storms.
3. Ignoring Soil Quality and Septic Suitability
If you plan to build, you’ll need a soil or percolation test to determine whether a septic system can be installed. Some soils drain poorly, and that can make the land unbuildable or force you into expensive mound or holding tank systems.
Tip: Ask the county or local health department for soil maps or previous test records before you buy.
4. Overlooking Utilities and Infrastructure Costs
Water, electricity, internet, and sewer access can be deal-breakers. Running utilities to a rural property can cost thousands of dollars per foot. Before you fall in love with a property, find out:
How far the nearest power pole or water main is
Whether the area allows wells or septic systems
If internet or cell service is available
Smart move: Call the local utility companies for estimates before closing.
5. Skipping a Recent Land Survey
A professional survey is crucial for confirming property boundaries and acreage. Relying on old or handwritten plats can lead to disputes with neighbors or legal issues later.
Pro Tip: A new survey also verifies whether any structures, fences, or driveways cross onto neighboring land — a common (and costly) surprise.
6. Underestimating Development Costs
Clearing trees, grading a driveway, building a foundation, and installing utilities can easily exceed your land purchase price. Many first-time buyers forget to budget for these hidden costs.
Tip: Request written estimates for key improvements before closing. A local excavator or builder can help you get a realistic picture of what it will take to make the land usable.
7. Not Checking for Environmental or Title Issues
Wetlands, flood zones, or old liens can turn your “dream parcel” into a financial trap. Always do title research and ask for environmental disclosures if available.
Pro Tip: Title insurance is inexpensive protection that ensures you’re getting clear ownership without hidden claims or back taxes.
Final Thoughts
Vacant land can be one of the smartest long-term investments — but only if you do your homework. The key is due diligence: zoning, access, utilities, soil, and title. By taking the time to investigate before buying, you’ll avoid the costly surprises that catch many first-time land buyers off guard.
If you’re considering purchasing land and want expert guidance, reach out to a land-specialized real estate agent who understands the local rules and hidden costs. It’s the smartest first step you can take toward owning your perfect piece of ground.
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