10 Questions to Ask Before Buying Land

Why the Right Questions Save You Thousands

Buying land is exciting — but unlike buying a house, there's no home inspection report to flag problems for you. With vacant land, the burden of research falls squarely on the buyer. The good news? Asking the right questions before you buy can save you from costly surprises and ensure you're making a sound investment.

Here are the 10 most important questions every land buyer should ask — and exactly how to find the answers.

The 10 Questions

1. What Is the Property Zoned For?

Zoning is the single most important factor in determining what you can do with a piece of land. Every county divides land into zoning categories — residential, agricultural, commercial, industrial, and others — each with specific rules about what can be built and how the land can be used.

How to check: Contact the county planning or zoning department. Give them the parcel number (also called APN) and ask for the zoning designation and any applicable land-use restrictions.

Why it matters: If you buy land zoned agricultural but want to build a house, you may need a zoning variance — which isn't guaranteed and can take months.

2. Does the Property Have Legal Road Access?

A property might look accessible on a map but have no legal right-of-way to reach it. Without legal access, you may not be able to build, get utilities connected, or even drive to your land.

How to check: Look for direct road frontage on a public road. If the property is landlocked, verify that a recorded access easement exists by checking the county recorder's records or the title report.

Why it matters: Landlocked land without a legal easement is extremely difficult to develop and much harder to resell.

3. Is the Property in a Flood Zone?

FEMA designates flood zones across the country based on the risk of flooding. Properties in high-risk zones (Zone A, AE, V, or VE) face higher insurance requirements and building restrictions.

How to check: Visit the FEMA Flood Map Service Center at msc.fema.gov. Enter the property address or coordinates to view the flood zone designation.

Why it matters: Flood zone land isn't necessarily a bad buy, but it changes your costs and building plans. Flood insurance can add $500–$3,000+ per year, and structures may need to be elevated.

Flood insurance requirements may vary based on the type of financing and local regulations.

4. What Are the Annual Property Taxes?

Property taxes are an ongoing cost of ownership that many first-time buyers overlook. For vacant land, taxes are usually much lower than improved properties, but they still vary significantly by county and state.

How to check: Search the county assessor's website using the parcel number, or call their office directly. They can tell you the current assessed value and annual tax amount.

Why it matters: A property that seems affordable to buy could have surprisingly high annual taxes in certain counties. Factor this into your ownership costs.

5. Are Utilities Available?

Unless you plan to go completely off-grid, you'll want to know what utilities are accessible and what it would cost to connect them.

Key utilities to check:

• Electricity — How far is the nearest power line? Connection costs increase with distance.
• Water — Is there municipal water, or will you need a well?
• Sewer/Septic — Is the property connected to a sewer system, or does it need a septic system? Has a perc (percolation) test been done?
• Internet — What providers serve the area? Is there fiber, cable, or only satellite?

How to check: Contact local utility providers and ask about service availability for the specific address or parcel. For septic, contact the county health department about perc test requirements.

6. Are There Any Deed Restrictions or Covenants?

Deed restrictions (also called restrictive covenants) are rules attached to the property that limit how it can be used. These can come from previous owners, developers, or homeowner associations.

Common restrictions include:

• Minimum home square footage
• Prohibition on mobile homes or manufactured housing
• Restrictions on commercial use
• Rules about fencing, outbuildings, or livestock
• Architectural review requirements

How to check: These will appear in the title search. Ask your title company to provide all recorded covenants and restrictions for the parcel.

7. What Is the Topography and Terrain Like?

Photos can be deceiving. A property that looks flat in aerial images might have significant slopes, rocky outcroppings, or low-lying areas prone to water pooling.

How to check: Visit the property in person if possible. Use topographic maps (available free on the USGS website) or Google Earth's terrain view to get a sense of elevation changes.

Why it matters: Steep terrain increases building costs significantly. Flat, well-drained land is generally the easiest and most affordable to develop.

8. What Are the Neighboring Properties Like?

Your land doesn't exist in a vacuum. The surrounding properties affect your experience, property value, and future development options.

Things to look for:

• Adjacent land uses (farms, industrial, residential, vacant)
• Proximity to nuisances (landfills, feedlots, highways)
• Development trends (new construction, planned subdivisions)
• Distance to town, schools, hospitals, and shopping

How to check: Use Google Maps satellite view, drive the area, and talk to county planning about any pending development applications nearby.

9. How Will I Finance the Purchase?

Traditional banks rarely lend on vacant land, and when they do, the terms are usually unfavorable — high down payments (30–50%), short terms, and higher interest rates. Understanding your financing options before you shop saves time and disappointment.

Common financing options:

10. What Is the Property's History?

Understanding a property's history can reveal important information that current conditions might not show.

Things to investigate:

• Previous owners — How long did they hold the property? Why are they selling?
• Past uses — Was the land ever used for agriculture, industry, or waste disposal?
• Environmental issues — Has the property been tested for contamination?
• Failed developments — Were there previous attempts to develop that fell through? Why?
• Tax lien history — Are there any outstanding tax liens?

How to check: The county recorder's office maintains ownership history. For environmental concerns, check the EPA's environmental databases or state environmental agency records.

A Quick Reference Checklist

Use this checklist when evaluating any property:

The Bottom Line

Buying land isn't complicated, but it does require asking the right questions upfront. Every one of these questions has a straightforward answer — you just need to know where to look.

At Terra Prime Lots, we do much of this work for you. Our listings include zoning information, acreage, county details, tax amounts, flood zone status, and GPS coordinates so you can do your own research. And with our owner financing, the buying process is simple and fast — no banks, no credit checks, no hassle.

The best time to ask these questions is before you buy — not after.