How to Research a Land Parcel Before You Buy It

by matt hammerly

Introduction

Buying land without proper research is like buying a car without checking under the hood—it can cost you big.

Whether you're buying land to flip, build, or hold, doing your due diligence upfront ensures you avoid major issues like:

  • No legal access

  • Zoning restrictions

  • Tax or title problems

  • Flood zones or unusable terrain

In this guide, you’ll learn exactly how to research a land parcel—step-by-step—to make smart, confident investment decisions in 2025.

Step 1: Verify Ownership and Title Status

First things first—make sure the seller actually owns the land and can legally sell it.

✅ Check:

  • Owner name matches the county records

  • Title is clear (no liens, encumbrances, or back taxes)

  • Legal description is accurate

💼 Pro tip: Use a title company for deals over $10K or with complex ownership history.

📍 Where to check: County Assessor or Recorder’s Office

Step 2: Confirm Legal Access

You don’t want land you can’t get to.

Ask:

  • Does the land have road access?

  • Is it public or private?

  • Is access deeded or prescriptive?

  • Can you legally build a driveway?

🛣 If you can’t find access on a map or Google Earth, ask the county or consult a surveyor.

Step 3: Check Zoning and Land Use Restrictions

Zoning determines what you can do with the land—and what you can’t.

Look for:

  • Current zoning (e.g., residential, agricultural, commercial)

  • Minimum lot size for building

  • Restrictions on mobile homes, RVs, tiny homes

  • HOA or subdivision covenants

📞 Call the County Planning & Zoning Department. Ask:

“What is the zoning for parcel #XYZ, and what are the allowed uses?”

🔎 Tip: Some rural counties don’t enforce zoning—great for off-grid builds.

Step 4: Investigate Utilities and Infrastructure

Ask these critical questions:

  • Is electricity nearby or on the lot?

  • Can you dig a well or connect to public water?

  • Is there access to septic/sewer?

  • Is internet available in the area?

💡 If utilities aren’t present, factor in the cost of solar, septic, and a well—which can run $10,000–$30,000+ depending on the site.

Step 5: Analyze Topography and Soil

Not all land is easy to build on or use.

Use Google Earth and satellite maps to check:

  • Terrain (flat vs. sloped)

  • Vegetation (forest, desert, wetlands)

  • Soil type (for farming or septic feasibility)

  • Drainage or erosion issues

🏔 Land on steep hills, near canyons, or with heavy rock content may be difficult or expensive to develop.

Step 6: Check for Flood Zones or Environmental Hazards

Use FEMA’s Flood Map Service Center to see if the parcel is in a flood zone.

Avoid:

  • FEMA Zone AE, VE, or A (high risk)

  • Parcels near rivers or drainage basins

  • Wetland overlays (use NWI Mapper)

🌪 Bonus: Check for wildfire risk in high-dry regions like California or Arizona.

Step 7: Review Property Taxes and HOA Dues

Before buying, know your annual costs.

✅ Check:

  • Annual property tax amount

  • Special assessments or fees

  • HOA dues or restrictions

📌 Some rural parcels may have $20/year in taxes—others may be hundreds due to special tax districts.

Step 8: Look at Nearby Development and Sales Trends

Zoom out. Is the area:

  • Gaining new homes or staying empty?

  • Near planned highways or growth corridors?

  • Seeing rising land prices?

💬 Talk to local real estate agents or check sold data on:

  • Zillow

  • Redfin

  • LandWatch (look under “Sold” listings)

📈 Buy where growth is headed, not where it’s already priced in.

Step 9: Search for Easements or Encroachments

Ask:

  • Are there utility easements across the land?

  • Does anyone else have rights of access?

  • Are neighboring buildings or fences crossing the property line?

🧭 A land survey or plat map from the county can clarify these issues.

Step 10: Walk the Land (or Get a Drone View)

If possible, walk the land yourself or hire someone locally to:

  • Verify road access

  • Check landmarks and fences

  • Take updated photos or drone footage

If remote, services like WeGoLook or local real estate photographers can help for $100–$200.

Final Thoughts: Do the Work Now, Avoid Regret Later

Land is a powerful investment—but only if you know what you’re buying.

Spend the extra time researching the parcel before you sign anything. A good deal becomes great when backed by confidence and clarity.

In 2025, smart land investors don’t gamble. They use tools, ask questions, and buy with a plan.

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