How to Buy Land Sight Unseen Safely

by matt hammerly

Introduction

Buying land without seeing it in person might sound risky…

…but in 2025, thousands of land investors are doing it successfully every day.

In fact, remote land investing is one of the fastest-growing real estate strategies—thanks to online listings, digital maps, and remote notary services.

The key is this:

You must know how to verify the land without stepping foot on it.

This guide shows you exactly how to safely buy land sight unseen—without getting scammed or stuck with a bad deal.

✅ Step 1: Only Work with Reputable Sellers

Start with sellers or platforms known for clean, verified deals.

Trusted land seller platforms:

  • LandWatch

  • Land.com

  • LandFlip

  • RuralVacantLand

  • Facebook land groups (with caution)

Check for:

  • Seller’s business name and reviews

  • Years in business

  • Proof of ownership (county records or deed)

🚩 Red flags:

  • Seller avoids questions

  • Vague parcel info or no APN

  • "Too good to be true" pricing with pressure to act fast

🧭 Step 2: Get the Parcel Number (APN) and Verify It Yourself

Every piece of land has an Assessor’s Parcel Number (APN) or Property ID.

Use it to:

  • Confirm seller ownership via the county assessor

  • Look up property taxes

  • See sales history or liens

🧠 Pro Tip: Visit the county GIS site or call the Assessor’s Office. Ask:

“Can you confirm who owns parcel [APN] in [County Name]?”

This is your first line of defense.

🛰 Step 3: Use Online Tools to Explore the Land

You can learn a lot from your laptop:

  • Google Earth: See terrain, roads, elevation, trees, development

  • Google Maps Street View: Check nearby properties

  • FEMA Flood Maps: Flood risk zones

  • County GIS Mapping: Parcel boundaries, zoning, nearby utilities

  • LandGlide or MapRight App: Mobile GPS overlays of parcel lines

📍 Combine multiple tools to form a full picture.

📷 Step 4: Order Photos or a Drone Walkthrough

If you can’t visit, get someone to go for you.

📸 Options:

  • Ask the seller for recent photos (insist on timestamped images)

  • Hire a service like WeGoLook or local land photographers

  • Request a drone video for terrain, access, and surroundings

💵 Cost: $100–$250 depending on location and complexity.

Seeing the land virtually is better than trusting a stock photo.

📑 Step 5: Ask for Key Documents

Request the following before you buy:

  • Deed copy

  • Plat map or survey

  • Tax bill or printout

  • Zoning confirmation from county

  • Any HOA covenants or restrictions

🧾 These documents help you confirm:

  • Legal access

  • Buildability

  • Property taxes

  • Ownership chain

🛣 Step 6: Double-Check Access and Buildability

Even if the land looks great, ask:

  • Is there legal road access?

  • Is the land zoned for what I want to use it for?

  • Are there any restrictions on mobile homes, RVs, or cabins?

☎️ Call the County Planning Department and ask:

“Can I legally access and build on parcel #______?”

🏦 Step 7: Use a Title Company or Escrow Service

Even sight-unseen, don’t skip legal protections.

If you're paying over $5,000 or don’t know the seller well:

  • Use a title company or escrow service

  • Ensure the title is clear

  • Record the deed properly after closing

This protects your money until the deal is finalized.

📝 Step 8: Sign Digitally and Record Remotely

In 2025, many counties support:

  • Remote notary services

  • E-signatures

  • E-recording of deeds

💡 Ask your seller if they provide:

  • A digital purchase agreement

  • Online notary options

  • Remote recording assistance

Everything can be done from your computer or phone.

🧠 Final Thoughts: Buy Land Like a Pro – From Anywhere

Buying land sight unseen isn’t about risk—it’s about using modern tools to protect your investment.

By following the steps in this guide, you’ll be able to:

  • Vet land like a local

  • Avoid scams or bad deals

  • Build a growing portfolio of off-market land from home

In fact, many top investors buy 90% of their land remotely.

The trick? Due diligence, verified info, and smart systems.

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buy land sight unseen, safe remote land investing 2025, how to verify land remotely, invest in land online, buying land without visiting

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