How to Diligence a Vacant Land Deal Before You Wire a Dollar

A vacant lot doesn’t come with a home inspector, a mortgage underwriter, or a bank quietly checking the fundamentals on your behalf. When you buy raw land, you are the inspector and the last line of defense. That sounds intimidating, but it’s actually the reason land can be such a good buy: the parcels other people pass on out of uncertainty are exactly the ones a prepared buyer scoops up at a fair price.

We buy and sell land for a living, so we run this checklist on every parcel before we ever touch it. Here it is, in the order we’d actually check it — seven things to confirm before you send a single dollar.

1. Start with access — legal access, not just a road you can see

Physical access and legal access are two different things. A dirt road that touches the property does not guarantee you have the legal right to use it. Plenty of cheap parcels are “landlocked,” meaning the only way in crosses someone else’s property and you have no recorded right to be there.

Ask the seller for a recorded easement or deeded access, then confirm it yourself on the county GIS/parcel viewer or with the county recorder. If a parcel has no legal access, everything else on this list is moot — you can’t build what you can’t reach, and you can’t finance or resell it easily either.

2. Confirm what you’re actually allowed to build

Zoning decides whether your plans are legal. Call the county planning or zoning department (a five-minute call saves months) and confirm the parcel’s designation and permitted uses. The questions that matter most:

•     Permitted use: Can you put a house, a manufactured/modular home, an RV, or livestock on it — or is it restricted?

•     Minimum lot size & setbacks: How far structures must sit from property lines and roads.

•     Building permits: What the county requires before you break ground, and whether there are moratoriums.

Never assume rural means “anything goes.” Some rural counties are strict, and some subdivisions carry private deed restrictions on top of county zoning (more on that below).

3. Figure out water and waste before you fall in love

On raw land, you usually can’t just tie into city water and sewer. Two questions decide whether the land is livable: Can you get water in, and can you get waste out?

Septic / perc test. Most rural lots need a septic system, and a percolation (“perc”) test tells you whether the soil will support one. A perc test typically runs a few hundred dollars up to around $2,000. If the land fails, you’re looking at an engineered alternative system that can cost $10,000–$25,000+ instead of a conventional septic’s roughly $6,000–$15,000. Where possible, buy with a passing perc test in hand or a contingency that lets you test first.

Well or water source. If there’s no municipal water, you’ll likely drill a well. Ask what nearby wells cost and how deep they had to go — depth drives price. In Arizona especially, water is its own due-diligence topic: groundwater rules differ depending on whether the parcel sits inside an Active Management Area, and residential subdivisions may require proof of an adequate or assured water supply. When in doubt, verify with the county and the Arizona Department of Water Resources rather than trusting a listing.

4. Check the flood zone and the lay of the land

Pull the parcel up for free on FEMA’s Flood Map Service Center (msc.fema.gov). A Special Flood Hazard Area — Zones labeled A or AE — means higher risk, likely flood insurance, and tougher permitting. Zone X is minimal risk. It’s a two-minute check that can save you from a very expensive surprise.

While you’re at it, look at topography and drainage. Steep slopes, rocky ground, and low spots that collect water all raise the cost of building a pad, a driveway, and a foundation.

5. Run the title, liens, and back taxes

This is where a seemingly clean deal can hide teeth. Order a title search or a title commitment through a title company or real estate attorney and look for:

•     Back property taxes or tax liens that could transfer to you.

•     Judgment, mechanic’s, or HOA liens recorded against the parcel.

•   Deed restrictions / CC&Rs — private rules that can limit home size, manufactured homes, or timelines, even with no active HOA.

•     Severed mineral or water rights — sometimes a previous owner kept them, and it may or may not matter to you.

Buying with title insurance protects you if something was missed. It’s a small cost for real peace of mind on a cash land purchase.

6. Price out the “last mile” of utilities

The land price is rarely the whole cost. Find out how far the nearest power line is — utilities often charge by the foot to extend service, and a long run can cost more than the lot itself. If power is far away, budget for solar and battery instead. For internet, satellite options like Starlink now make truly remote parcels workable. Knowing these numbers up front is the difference between a bargain and a money pit.

7. Walk it, and know where the corners are

Whenever you can, put boots on the ground. Photos and satellite views hide washes, dumping, encroaching fences, and access problems. Then confirm the boundaries: locate the survey pins or, for a larger purchase, order a new survey so you know exactly what you’re buying and that no structures cross the lines.

Conclusion

Before you wire a dollar, confirm: legal access, zoning and permitted use, water and septic feasibility, flood zone, clean title with no back taxes or liens, utility costs, and verified boundaries. Get through those seven and you’ve done more homework than most buyers ever do — and you can move on a good parcel with confidence instead of crossing your fingers.

Looking to buy or sell vacant land? Give us a call today and let us know how we can help. Our team of real estate professionals is standing by — no pressure and no obligation.

Disclaimer: This article is provided for general informational and educational purposes only and does not constitute legal, financial, tax, or real estate advice. Reading it does not create an attorney-client or any other professional relationship. Land laws, zoning rules, taxes, and regulations vary by state, county, and municipality and change over time, so the information here may not apply to your specific situation or be current. Before buying or selling any property, do your own due diligence and consult qualified professionals — such as a licensed attorney, title company, surveyor, or tax advisor — regarding your particular circumstances. King Pine Land Co. makes no representations or warranties as to the accuracy or completeness of this content and assumes no liability for actions taken in reliance on it.