How to Research a Land Parcel Before You Buy It
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:
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No legal access
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Zoning restrictions
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Tax or title problems
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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:
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Owner name matches the county records
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Title is clear (no liens, encumbrances, or back taxes)
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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:
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Does the land have road access?
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Is it public or private?
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Is access deeded or prescriptive?
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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:
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Current zoning (e.g., residential, agricultural, commercial)
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Minimum lot size for building
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Restrictions on mobile homes, RVs, tiny homes
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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:
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Is electricity nearby or on the lot?
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Can you dig a well or connect to public water?
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Is there access to septic/sewer?
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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:
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Terrain (flat vs. sloped)
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Vegetation (forest, desert, wetlands)
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Soil type (for farming or septic feasibility)
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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:
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FEMA Zone AE, VE, or A (high risk)
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Parcels near rivers or drainage basins
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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:
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Annual property tax amount
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Special assessments or fees
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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:
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Gaining new homes or staying empty?
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Near planned highways or growth corridors?
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Seeing rising land prices?
💬 Talk to local real estate agents or check sold data on:
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Zillow
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Redfin
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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:
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Are there utility easements across the land?
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Does anyone else have rights of access?
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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:
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Verify road access
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Check landmarks and fences
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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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