1. Legal Access
Confirm the parcel has recorded, legal access — either direct road frontage or a recorded easement across a neighboring property. Land that looks reachable on a satellite map isn't the same as land with a documented legal right of way. If access relies on an easement, get a copy of the recorded easement document itself, not just a verbal assurance from the seller.
2. Zoning and Permitted Use
Call the county planning or zoning department directly — don't rely on the listing description. Ask specifically whether your intended use (camping, building a cabin, long-term hold, etc.) is permitted outright, requires a special permit, or isn't allowed at all under current zoning. Ask about minimum acreage requirements too, if you're considering splitting or building on the parcel later.
3. Title and Liens
Have a title company or attorney run a title search before you close. This confirms the seller has clear, sellable ownership and surfaces anything attached to the property — unpaid taxes, liens, judgments, or old easements that weren't disclosed. This step is inexpensive relative to the size of the purchase and it's the single best protection against inheriting someone else's legal problem.
4. Utilities and Soil
If you plan to build eventually, confirm whether well and septic are permitted on the parcel — this depends on local health department rules and soil conditions, and it isn't guaranteed just because neighboring parcels have them. A percolation ("perc") test tells you whether the soil can support a septic system. If grid power matters to you, ask the local utility company for a rough cost estimate to extend service to the parcel — it can range from inexpensive to genuinely prohibitive depending on distance from the nearest line.
5. Taxes and Ongoing Costs
Get the current annual property tax bill directly from the county, not an estimate from the listing. Ask about any pending reassessments, and check whether the parcel falls under an HOA, land co-op, or road-maintenance association with its own annual dues — these are easy to miss and can add real ongoing cost. Run the numbers through our total cost of ownership calculator before you make an offer.
Quick Checklist
- Recorded legal access confirmed (road frontage or easement)
- Zoning and permitted use confirmed directly with the county
- Title search completed, no undisclosed liens
- Well/septic feasibility and utility access confirmed, if relevant
- Current tax bill and any HOA/association dues confirmed
None of these steps take long individually, but skipping even one is how buyers end up with land they can't use the way they planned. For financing questions specifically, see our guide to owner financing.