Access & Location Terms
Easement
A legal right for someone else to use part of a property for a specific purpose — most commonly a utility company running power lines, or a neighboring parcel with a recorded right to cross the land to reach their own property. An easement doesn't transfer ownership, but it does limit how that portion of the land can be used.
Right-of-Way / Ingress-Egress
A specific type of easement granting the legal right to pass through a property — most often used to provide road access to a parcel that doesn't directly front a public road. "Ingress-egress" is the legal term for the right to enter and exit. Always confirm this is recorded, not just a verbal understanding with a neighbor.
Landlocked Parcel
A parcel with no direct legal access to a public road — access depends entirely on an easement across someone else's land. Not automatically a dealbreaker, but it means the easement itself needs careful review before you buy.
Road Frontage
The length of a parcel's boundary that touches a public road directly. Parcels with their own road frontage don't need to rely on an easement for access, which is generally simpler and lower-risk.
Land Use & Zoning Terms
Zoning
The county or municipal designation that determines what a parcel can legally be used for — residential, agricultural, recreational, commercial, and so on. Always confirm zoning directly with the county before buying, regardless of what a listing says.
Variance
A special exception granted by a local zoning board allowing a use that wouldn't otherwise be permitted under current zoning. Getting one isn't guaranteed and can take months, so never buy assuming a variance will be approved.
Setback
The minimum distance a structure must be built from a property line, road, or water feature, set by local code. Setbacks can meaningfully shrink the usable building area on a smaller parcel.
Buildable Lot
A parcel that meets the zoning, access, and utility requirements to legally build on — not just land that looks like it could support a structure. Confirming "buildable" status usually requires checking zoning, septic feasibility, and access together, not any one of them alone.
Utilities & Site Terms
Percolation ("Perc") Test
A soil test that measures how well the ground absorbs water, used to determine whether a parcel can support a septic system. Required in most counties before a septic permit will be issued — a failed perc test doesn't always mean the land is unbuildable, but it can significantly raise the cost of an alternative system.
Well & Septic
The private water source (well) and wastewater system (septic) most rural parcels rely on instead of municipal hookups. Both are subject to local health department permitting, and neither is guaranteed just because neighboring parcels have them.
Grid Power vs. Off-Grid
Whether a parcel has (or can affordably get) utility power, versus relying on solar, generator, or no power at all. Extending grid power to a remote parcel can range from inexpensive to genuinely cost-prohibitive depending on distance from the nearest line — always get a real quote from the utility company before assuming.
Title & Legal Terms
Title Search
A review of public records confirming the seller has clear, sellable ownership and surfacing any liens, judgments, or disputes attached to the property. Always done through a title company or real estate attorney before closing — see our full due diligence checklist for everything else worth confirming.
Clear Title
Title free of liens, competing ownership claims, or other encumbrances. This is what a title search is meant to confirm before you close.
Survey & Plat
A survey is a professional measurement of a parcel's exact boundaries; a plat is the recorded map showing how a parcel sits within the broader subdivision or county records. Rural parcel lines are disputed or unclear more often than most buyers expect, which is why a survey (or at minimum a careful review of the existing plat) matters.
Mineral Rights
The legal right to extract oil, gas, minerals, or other resources beneath the surface — which can be owned separately from the surface land itself ("severed" mineral rights). Always confirm whether mineral rights transfer with the sale or were previously severed.
Encroachment
When a structure, fence, or improvement from a neighboring property extends across the property line onto the parcel being sold (or vice versa). A survey is the most reliable way to catch this before it becomes your problem.
Financing Terms
Owner Financing / Seller Financing
An arrangement where the seller acts as the lender instead of a bank — the buyer pays a down payment and then makes payments directly to the seller under agreed terms. Common in rural land deals since banks are often hesitant to finance vacant land. See our full guide to owner financing.
Land Loan
A loan specifically for purchasing vacant land, typically offered by local banks or credit unions rather than large national lenders. Land loans usually require a larger down payment and carry a shorter term than a typical home mortgage — see how they compare to owner financing.
Promissory Note
The legal document in an owner-financed deal spelling out the loan amount, interest rate, payment schedule, and what happens if a payment is missed. Always have this reviewed by an attorney before signing.
Balloon Payment
A large lump-sum payment due at the end of a loan term, common in shorter owner-financing arrangements where monthly payments don't fully pay off the balance. Our land payment calculator can show you the remaining balance at any balloon date. Know this is coming well before it's due — refinancing or selling to cover it takes time to arrange.
Still Have Questions?
This covers the terms that come up most often when buying land, but every parcel has its own quirks. For the full step-by-step process, see our complete guide to buying vacant land.