Before you put money down on a cheap rural lot, here is the quick due-diligence pass I run. It takes about five minutes per parcel and has saved me from several bad buys.
1. County property appraiser site: look up the parcel by owner name, address or parcel ID. Confirm the acreage, legal description, owner of record, and assessed value match the listing.
2. Back taxes: check with the county tax collector for delinquent or unpaid taxes, liens, and any tax-deed history. Unpaid taxes can follow the property.
3. FEMA flood map: look up the address or coordinates on the FEMA Flood Map Service Center. Note the flood zone, and look for wetlands or low spots too.
4. Zoning and permitted use: call or check the county planning office. Can you live there, put a tiny house, RV, or mobile home on it, keep animals, or build off-grid? Ask about minimum lot size and any building permit requirements.
5. Legal road access and easements: confirm the parcel touches a public road or has a recorded easement. A lot that is landlocked, or reached only by a "handshake" road, is a major red flag. Check for utility easements and for who maintains the road.
6. POA/HOA dues: ask whether the lot sits in a property owners association. Get the annual dues, any unpaid assessments, special assessments, and the covenants and restrictions.
7. Perc/septic and well feasibility: check with the county health department about soil and perc requirements for septic, and look at nearby well depths and water quality. If the lot cannot get a septic permit or reach water, it may not be buildable.
If any of these seven fail, walk away or negotiate hard. What else do you check before buying land?
Disclosure: I'm a Take2 affiliate; I use
https://land.take2innovations.online to pull parcel data faster.
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