Look beyond the view before buying land.

A practical first pass through access, water, wastewater, land use and site constraints.

A parcel can look ready for a house or business while important questions remain unresolved. Investigate the intended use before treating a listing description or aerial image as a development approval.

Confirm legal and physical access

A visible road is not proof of a recorded right to use it. Review title materials and recorded easements, and ask about maintenance obligations, winter access and road standards. A title professional, surveyor or attorney may be needed to resolve the details.

Investigate water and wastewater

Locate well and septic records where applicable. Confirm permitted capacity, condition, setbacks and whether your proposed use can be served. Water availability, well production and water rights are separate questions. Ask the relevant county and state offices which records and approvals apply.

Check the allowed use

Review zoning, subdivision conditions, covenants and other recorded restrictions. An absence of conventional zoning does not mean every use is permitted. Discuss the specific project with the appropriate planning office before assuming it is buildable.

Price the work outside the building

Ask about power, communications, utility extensions, excavation, soils, drainage, driveways and emergency access. Written estimates help turn an attractive parcel into a realistic budget.

Confirm the boundaries and hazards

Compare survey and title information with county maps. Check current floodplain information and investigate slope, wildfire exposure and site-specific constraints with qualified professionals. Online maps are starting points, not substitutes for a survey or permit determination.

Keep investigation in the purchase plan

Identify the specialists, documents, cost and time needed before agreeing to diligence deadlines. Your agent helps organize those questions and negotiate a timetable that gives them a chance to be answered.

General information, not a property-specific determination or legal, tax, lending or engineering advice. Applicable agreements and the relevant authorities govern your situation.