Land Due Diligence Checklist

Access & Roads

Verify the property has legal access. Is it on a public road, or does it require an easement? Check if roads are maintained by the county or if access is via private/unmaintained roads. Use Google Maps and satellite imagery to confirm physical access matches legal descriptions.

Zoning & Permitted Uses

Contact the county planning/zoning department to confirm what you can do on the land. Can you build a residence? Are manufactured/mobile homes allowed? What are setback requirements? Can you camp/RV while building?

Utilities

Check availability and cost of: electric (is there a pole on or adjacent to the property?), water (public water line, or will you need a well?), sewer (public sewer, or will you need septic?), and internet. Bringing utilities to a remote lot can cost $10,000-$50,000+.

Flood Zones & Environmental

Check FEMA flood maps (fema.gov) for flood zone designation. Zone X means minimal risk; zones A and AE mean higher risk. Also check for wetlands (Army Corps of Engineers maps), which can restrict building.

Title & Liens

Always get a title search before closing. This reveals: unpaid taxes, existing liens or judgments, easements, mineral rights reservations, and ownership chain. Title insurance protects you against undiscovered claims.

Property Taxes

Check the county assessor's website for current annual taxes and any delinquent amounts. Vacant land taxes are typically very low ($50-$500/year for rural parcels). Confirm there are no special assessments.