Land Due Diligence Checklist: 16 Things to Check Before You Buy

Buying raw land is one of the most exciting — and risky — real estate investments you can make. Unlike a house, there's no inspection report or seller's disclosure to rely on. You're starting from scratch.

Here's the checklist every land buyer should follow before signing on the dotted line.

1. Verify Legal Access Confirm the property has legal road access. Landlocked parcels without a deeded easement can be nearly impossible to develop.

2. Check the Flood Zone Look up the FEMA flood zone designation. Properties in Zone A or AE require flood insurance and may have building restrictions.

3. Check the Fire Risk Look up the USFS Wildfire Hazard Potential rating. Properties in High or Very High areas face insurance challenges, defensible space requirements, and fire-resistant building mandates. LotSat's free Flood & Fire Checker covers both risks instantly.

4. Test the Soil Soil type determines everything from septic feasibility to foundation requirements. Request a USDA soil survey or hire a geotechnical engineer.

5. Confirm Zoning Verify the current zoning classification allows your intended use. Don't assume — call the county planning department.

6. Review Setback Requirements Building setbacks dictate how close to property lines you can build. These vary by zone and jurisdiction.

7. Check for Easements and Encumbrances Review the title report for utility easements, conservation easements, or other restrictions that limit what you can do.

8. Assess Topography Steep slopes increase construction costs dramatically. Get an elevation survey or review USGS topographic data.

9. Investigate Utilities Determine the cost and feasibility of connecting to water, sewer, electricity, and internet. Off-grid properties need wells and septic systems.

10. Research Environmental Restrictions Check for wetlands, endangered species habitats, or other environmental protections that could limit development.

11. Review Property Taxes Understand the current tax assessment and any agricultural exemptions that might apply — or expire after purchase.

12. Check for Liens Ensure there are no outstanding tax liens, mechanic's liens, or other claims against the property.

13. Investigate Neighboring Land Use Drive the area. What's next door matters — neighboring industrial use, landfills, or feedlots can impact your plans and property value.

14. Review HOA or Deed Restrictions Some rural subdivisions have restrictive covenants. Read them carefully before buying.

15. Get a Survey Don't rely on old surveys. A new boundary survey confirms exactly what you're buying and identifies any encroachments.

16. Estimate Development Costs Factor in costs for clearing, grading, driveway, well, septic, and utility connections. These can easily exceed the land purchase price.

The bottom line: Due diligence on raw land takes time, but it's far cheaper than discovering problems after you've closed. A LotSat report can handle items 2, 3, 4, 8, and 11 — including both flood and fire risk — in under two minutes, giving you a head start on the rest.