Land – What to Research Before Buying

Factors to Consider When Buying Land
As someone who sells a lot of land, I often encounter buyers who ask what they should investigate before committing to a property. While there isn’t a one-size-fits-all answer that covers all types of land and uses, there are several key factors every buyer should consider during their feasibility contingency. Here’s a breakdown of my top five considerations when purchasing land:

1. Zoning
This refers to the city’s or county’s land-use designation, which dictates what types of uses are permitted and the rules for development. You can typically find a chart or summary of density, allowed uses, setbacks, and other details on a county’s or city’s website. It’s important to understand if a property is properly zoned for your intended use, as failure to comply with zoning regulations can lead to fines, delays, or even the inability to develop.

2. Topography & Critical Areas
Understanding a property’s topography and critical areas is essential for evaluating its development potential. Topography—such as elevation, terrain, and drainage—shapes usability, construction feasibility, and views. Steep slopes and unstable soils heighten risks of erosion, landslides, and drainage issues, often requiring specialized engineering or limiting development. Critical areas, including wetlands, floodplains, wildlife habitats, and landslide or erosion-prone zones, may necessitate protections, buffer space, and restrict buildable areas. Soil conditions also influence foundation stability, septic suitability, and agricultural potential. A thorough assessment ensures your plans align with the land’s natural characteristics.

3. Access
While it may seem basic, determining how and where a property can be accessed is imperative. It’s not uncommon to find properties lacking easements or with access roads that are not legally described. These issues can lead to potential legal disputes, difficulty in obtaining financing, or challenges when selling the property. Understanding the access situation is essential not only to avoid complications down the line but also to ensure the property’s value and usability are not compromised.

4. Utilities
This encompasses water, sewage, electricity, and even cable and internet services. It’s important to know what public utilities are available and what private utilities will need to be installed. Additionally, consider the costs associated with installation and connection, as these can add up quickly. Failure to properly assess the availability of utilities can lead to unexpected delays, higher costs, and even limitations on property use.

5. Title
A property’s title details its ownership history and any legal claims or restrictions, such as liens, easements, and encumbrances. Understanding the title is essential, as defects—like unresolved claims, disputes, or boundary issues—can lead to legal complications and financial setbacks. Covenants and restrictions may also limit how the land can be used. Think of the title as the property’s biography, detailing its legal past and shaping its future possibilities. Understanding a property’s title and securing title insurance can help mitigate risks and offer peace of mind.

Final Thoughts
While this list isn’t exhaustive, it underscores some of the most critical factors to consider when purchasing land. Taking the time to conduct thorough research is essential, as it ensures the property aligns with your objectives and helps you avoid potential pitfalls. Whether you plan to build your dream home, develop a commercial project, or hold the land for future appreciation, a solid understanding of these key elements will empower you to make informed decisions. By approaching your land purchase with diligence and foresight, you can confidently transform your vision into reality.