How to Research a Land Parcel Before You Buy

by matt hammerly

Introduction

Buying land can be one of the best investments you’ll ever make—but only if you do your homework first. Many first-time buyers make the mistake of falling in love with a piece of land without fully understanding what they’re getting into.

This guide gives you a step-by-step checklist to research a land parcel before you buy. Whether you’re looking to build, camp, flip, or hold, these research tips will help you avoid costly surprises and make smarter land investments in 2025.

Step 1: Verify Ownership and Title

Before anything else:

  • Get the parcel number (APN) from the seller

  • Check with the county assessor to confirm ownership

  • Request a title report or run a search through a title company

  • Ensure there are no liens, back taxes, or easements that could affect your rights

Pro tip: Always use a title company or closing attorney when buying to protect your investment.

Step 2: Check Zoning and Land Use Restrictions

Zoning determines what you can do with the land. Call the county zoning office or check their GIS map.

Ask:

  • What is the land zoned for? (residential, agricultural, commercial, etc.)

  • Can you build? What are the setbacks and minimum home sizes?

  • Are RVs, mobile homes, or tiny homes allowed?

  • Any HOA or deed restrictions?

Knowing zoning can save you from buying unusable land.

Step 3: Confirm Access and Road Legalities

Access is everything in land investing.

Check:

  • Is there road access to the property?

  • Is it public, private, or a legal easement?

  • Are roads maintained by the county?

  • Is 4x4 required year-round?

No legal access = no construction, no financing, no future buyers.

Step 4: Check Utilities and Off-Grid Options

You’ll want to know what’s available—or what it’ll cost to add:

  • Water: Is there a well, municipal service, or do you need to drill?

  • Sewer/Septic: Does the land perc? Will a septic permit be approved?

  • Electric: Nearby power poles or solar only?

  • Internet/Phone: Is cellular coverage reliable?

For off-grid land, understand the cost of setup before you buy.

Step 5: Research Property Taxes and Fees

  • Contact the county treasurer or tax collector

  • Ask for current property taxes and if any are delinquent

  • Check for special assessments, HOA dues, or improvement district fees

Low land prices may come with high yearly costs—always check the fine print.

Step 6: Analyze Flood Zones and Environmental Risks

Use FEMA flood maps or check with the county for:

  • Flood zones (can affect insurance and building)

  • Wetlands or protected areas

  • Soil stability and erosion concerns

  • Fire hazards in dry regions

These can all limit what you can build or develop.

Step 7: Study the Surrounding Area

Research the location’s:

  • Growth trends and real estate appreciation

  • Local amenities (grocery, schools, hospitals)

  • Crime rates and community reputation

  • Nearby developments or infrastructure projects

Buy where the area is going—not just where it is now.

Bonus: Talk to Neighbors or Locals

Sometimes the best insight comes from a quick chat with someone who lives nearby. Ask about:

  • Noise, flooding, or wildlife

  • Access issues or community rules

  • What they wish they knew before buying

Final Thoughts: The Smart Investor’s Land Checklist

Land is one of the most rewarding assets to own—but unlike buying a house, raw land requires more due diligence. The more research you do now, the fewer problems you’ll face later.

By following this 7-step checklist, you’ll avoid scams, bad deals, and hidden expenses—and set yourself up for long-term land investment success in 2025.

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