Buying Raw Land: The Complete Checklist Before You Sign (2026)

Buying raw land is one of the most exciting — and risky — real estate purchases you can make. Unlike buying a house where an inspection covers most issues, purchasing vacant land requires you to investigate dozens of factors that aren’t obvious from a listing photo. I’ve watched buyers lose thousands of dollars because they skipped a $500 perc test or didn’t verify road access was legally deeded.

This guide walks you through every step of buying raw land, from initial research to closing. Whether you’re planning to build a house, start a homestead, or hold the land as an investment, this checklist will help you avoid the most common and expensive mistakes.

Step 1: Define Your Goals Before You Search

Before you start browsing listings, get crystal clear on what you need the land for. This affects every other decision.

Questions to Answer First

• What will you build? A single-family home, a cabin, a barn, multiple structures?
• When will you build? Immediately, within 2–3 years, or uncertain?
• What’s your total budget? Include purchase price, closing costs, development costs, and a contingency fund
• How much acreage do you need? Consider setbacks, septic field space, driveway, and buffer zones
• Do you need specific features? Water frontage, flat terrain, southern exposure, mature timber, pasture?
• How far from town is acceptable? Consider commute, school districts, emergency services, internet access

I recommend writing these down and sharing them with your real estate agent. Many buyers waste months looking at parcels that don’t fit their actual needs because they never defined those needs upfront.

Step 2: Research the Area and Market

Once you’ve identified a target area, do your homework before contacting sellers.

County-Level Research

Visit the county assessor’s website. Look up recent land sales in the area to understand fair market value. Most county assessors publish sales data online. Compare price per acre for parcels of similar size, location, and characteristics.

Check the county planning/zoning department. Find out:

• What zone is the parcel in?
• What uses are permitted by right?
• What uses require a conditional use permit?
• Are there minimum lot sizes for building?
• Are there setback requirements from property lines and roads?

Look at the county’s comprehensive plan. This document outlines the county’s vision for future development. If your dream parcel sits in an area planned for industrial development or a new highway, you want to know that before buying.

Research property taxes. Contact the county treasurer or check their website for tax rates. Raw land taxes are usually much lower than improved property, but they vary significantly by county. Some counties have agricultural exemptions that dramatically lower taxes if you qualify.

Area-Specific Research

• Flood zones: Check FEMA’s flood map service to see if the parcel is in a floodplain. Building in a flood zone adds major cost and insurance requirements.
• Fire risk: In western states, check wildfire risk maps. Some areas now require expensive fire-resistant construction.
• Internet availability: If you work remotely, check what providers serve the area. Satellite internet is available everywhere, but if you need fiber or cable, verify before buying.
• School districts: If you have kids, verify which district serves the property.
• HOA or deed restrictions: Even rural land sometimes has covenants. Check the deed for any restrictions on use, building materials, minimum square footage, etc.

Step 3: Evaluate the Specific Parcel

This is where most of the work — and most of the potential problems — live. For every parcel you’re seriously considering, verify the following.

Legal Access

This is non-negotiable. Confirm the property has legal road access. There are parcels for sale across the country that are landlocked — meaning you have no legal right to cross someone else’s land to reach yours.

• Is the property on a public road? (Best case)
• Is there a recorded easement granting access? (Acceptable, but get a copy and read it carefully)
• Does the seller claim a prescriptive or informal access route? (Red flag — this is not guaranteed access)

I found in my research that landlocked parcels are one of the top reasons land deals fall apart or become legal nightmares after purchase. If there’s any question about access, hire a real estate attorney before proceeding.

Survey

Get a current boundary survey. This is not optional. A survey costs $500–$3,000 depending on parcel size and terrain, but it tells you:

• Exact property boundaries (not where the fence is — where the legal boundary is)
• Total acreage (listings are often approximate)
• Location of easements, rights-of-way, and encroachments
• Setback lines
• Topographic features

Without a survey, you’re buying based on assumptions. I’ve seen parcels where the “driveway” was actually on the neighbor’s land, and parcels where the “5 acres” turned out to be 3.8.

Topography and Soil

Walk the property. Photos and maps don’t tell the full story. When you visit:

• Is there a suitable building site? Look for relatively flat, well-drained areas.
• How is the slope? Steep lots are more expensive to build on and may have erosion issues.
• Is there standing water, boggy areas, or drainage problems?
• What’s the vegetation like? Heavy brush clearing can cost thousands.
• Are there any signs of dumping, contamination, or previous structures?

Perc Test (Percolation Test)

If the property isn’t served by municipal sewer, you’ll need a septic system, and that requires a perc test. This test measures how quickly water drains through the soil.

A failed perc test can make a parcel unbuildable. This $500–$1,500 test is one of the most important things you can do before buying land.

• Contact your county health department to find out their perc test requirements
• Hire a licensed septic installer or engineer to perform the test
• Ask about alternative systems (mound systems, aerobic systems) if conventional septic isn’t feasible
• Some counties allow you to do the perc test before purchasing, with the seller’s permission

In many states, the county health department must approve the septic site plan before you can get a building permit. Don’t skip this step.

Water Source

How will you get water? Your options are typically:

• Municipal water: Best case. Check with the local water utility about connection availability and fees (tap fees can range from $1,000 to $15,000+).
• Well water: Common in rural areas. Talk to neighbors and well drillers about typical well depth and water quality in the area. Well drilling costs $15–$50+ per foot, and wells in some areas need to be 300+ feet deep.
• Spring or surface water: Romantic but unreliable. Check state laws about surface water rights. In western states, you may not have the right to use water flowing through your property.
• Hauled water: A last resort. Some areas require a permitted well or municipal connection before issuing a building permit.

Get a water test if there’s an existing well. Test for bacteria, nitrates, arsenic, and any locally relevant contaminants.

Utilities

For each utility, find out: Is it available? How far away is the nearest connection? What will it cost to extend to the building site?

Pro tip: Call the utility companies directly. They’ll usually give you a free estimate for service extension. Get this in writing before you close on the land.

Environmental and Regulatory Checks

• Wetlands: The Army Corps of Engineers regulates wetlands under the Clean Water Act. Building on or disturbing wetlands requires permits and may be prohibited. Check the National Wetlands Inventory maps.
• Endangered species: In some areas, presence of endangered species can restrict land use. This is more common than people think.
• Environmental contamination: If the land was previously used for agriculture, mining, or industry, contamination is possible. A Phase I environmental assessment costs $1,500–$4,000 and identifies potential issues.
• Timber harvest regulations: If there’s standing timber, check state and county rules about harvesting before you assume you can log it.

Step 4: Understand the Financial Picture

Total Cost of Ownership

The purchase price is just the beginning. Here’s a realistic breakdown of costs to budget for:

Add these up before you make an offer. A parcel listed at $40,000 with $60,000 in development costs is really a $100,000 parcel. Use a land payment calculator to figure out your monthly costs including financing.

Financing Options

Financing raw land is harder and more expensive than financing a house. Common options:

• Conventional land loans: 20–50% down payment, higher interest rates (typically 1–2% above mortgage rates), shorter terms (10–20 years)
• USDA loans: Available in eligible rural areas for primary residences; check USDA eligibility maps
• Owner financing: The seller acts as the bank. Often easier to qualify for, but interest rates vary widely.
• Home equity loan/HELOC: If you own a home, you can borrow against it to buy land
• Personal loan: For smaller parcels; higher rates but simpler process
• Cash: The simplest option if you have the funds; gives you negotiating power

We recommend comparing at least 3–4 financing options before committing. Even a 1% difference in interest rate adds up to thousands over the life of a loan.

Step 5: Make an Offer and Negotiate

What to Include in Your Offer

• Contingencies: Include contingencies for perc test, survey, title search, financing, and any other inspections you need. This gives you an out if something fails.
• Earnest money: Typically 1–5% of the purchase price. Make sure it’s refundable if contingencies aren’t met.
• Closing timeline: Allow enough time to complete all due diligence — 45–60 days minimum for raw land.
• What’s included: Specify if mineral rights, water rights, timber rights, or any personal property (like a storage shed) are included.

Negotiation Tips

• Raw land sits longer than houses. Many parcels have been listed for months or years. Sellers are often more negotiable than they appear.
• Use your due diligence as leverage. If the perc test reveals the need for an expensive alternative system, that’s a legitimate reason to renegotiate price.
• Ask why they’re selling. Inherited land, tax burden, and failed development plans often mean motivated sellers.
• Look at comparable sales, not listing prices. What did similar parcels actually sell for? Your county assessor has this data.

Step 6: Close the Deal

Before Closing

• Title search and title insurance: A title company searches public records for liens, encumbrances, and ownership disputes. Title insurance protects you if something was missed. This is essential — I’ve seen land purchases complicated by old liens, unknown easements, and even fraudulent sellers.
• Review the plat and legal description: Make sure the legal description in the deed matches your survey.
• Final walkthrough: Visit the property one more time before closing to verify nothing has changed (logging, dumping, new construction nearby).
• Understand your property tax obligations: Know when taxes are due, how much they’ll be, and whether the seller owes back taxes.

At Closing

• Review all documents carefully
• Verify the deed type (warranty deed is best; quitclaim deed offers less protection)
• Confirm recording of the deed with the county
• Get copies of everything

The Complete Raw Land Buying Checklist

Use this condensed checklist for every parcel you’re seriously considering:

Legal and Access

• Verify legal access (public road or recorded easement)
• Confirm ownership and title are clear
• Check for liens, back taxes, or assessments
• Review deed restrictions and covenants
• Verify mineral rights and water rights status
• Check for HOA membership requirements

Zoning and Permits

• Confirm zoning allows your intended use
• Check setback requirements
• Verify minimum lot size requirements
• Ask about building permit requirements and costs
• Check for any pending zoning changes in the area

Physical Characteristics

• Get a boundary survey
• Walk the entire property
• Identify a suitable building site
• Assess drainage and slope
• Note any wetlands, floodplains, or environmental features
• Check for signs of contamination or dumping

Utilities and Infrastructure

• Perc test for septic feasibility
• Water source (well drilling estimates or municipal connection)
• Electricity — distance and cost to extend
• Internet availability and type
• Gas (natural or propane availability)
• Driveway — distance, terrain, and cost estimate

Financial

• Comparable sales research (county assessor data)
• Total development cost estimate
• Financing pre-approval or proof of funds
• Property tax verification
• Insurance research (flood zone? fire risk area?)

Environmental and Regulatory

• FEMA flood zone check
• Wetlands inventory check
• Environmental contamination assessment (if needed)
• Endangered species considerations
• Wildfire risk assessment (western states)

Frequently Asked Questions

What is the biggest risk when buying raw land?

The biggest financial risk is buying a parcel that can’t be developed as planned. This typically happens when buyers skip the perc test (making septic impossible), don’t verify legal access, or don’t check zoning restrictions. Any of these can make a parcel worthless for your intended use. Always complete due diligence before removing contingencies.

Can I do a perc test before I buy the land?

Yes, in most cases. Ask the seller for permission to conduct a perc test during your due diligence period. Include a perc test contingency in your purchase agreement. If the seller won’t allow testing, consider that a warning sign and move on to other parcels.

How long does it take to buy raw land?

From initial offer to closing, expect 30–60 days minimum. The timeline depends on how quickly you can complete due diligence (survey, perc test, title search) and secure financing. Cash purchases can close faster, but don’t rush due diligence to save time — it’s not worth the risk.

Should I hire a real estate agent to buy land?

I recommend it, especially for your first land purchase. But find an agent who specifically works with land, not just residential homes. Land transactions have different issues than home purchases, and a general residential agent may miss critical factors. In many states, the seller pays the agent commission, so buyer representation costs you nothing.

Do I need a real estate attorney to buy raw land?

In some states, an attorney is required at closing. Even where it’s not required, I strongly recommend hiring a real estate attorney for raw land purchases. They can review the title, verify easements, and ensure the deed is properly prepared. Attorney fees for a land transaction typically run $500–$2,000 — money well spent for a purchase this significant.

Key Takeaways

• Define your goals and total budget (not just purchase price) before you start looking
• Legal access and perc test results are the two most critical items to verify — either one can make a parcel unbuildable
• Get a boundary survey on every parcel you’re serious about
• Budget $30,000–$100,000+ above the purchase price for development costs on raw land
• Include contingencies in your offer for all inspections and tests
• Hire a land-specialized agent and a real estate attorney
• Don’t rush — thorough due diligence prevents the most expensive mistakes

Buying raw land takes more research than buying a house, but with the right preparation, it’s a manageable process. Use this checklist, take your time with due diligence, and don’t let excitement override caution.