What to Check Before Buying Raw Rural Land

Buying raw rural land checklist - Tonza Borden

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Raw Land Buying Checklist

Buying raw, undeveloped rural land looks like the perfect canvas for your homesteading or farming dreams.

However, raw land often hides legal and environmental issues that can make it unbuildable or prohibitively expensive to develop. 

Before signing a contract, you must run through a rigorous due diligence checklist.

First, investigate zoning laws and deed restrictions. 

Just because land is rural does not mean you can do whatever you want on it.

Some parcels have restrictions against mobile homes, tiny houses, livestock, or off-grid living. 

Contact the county planning department to verify if your intended use aligns perfectly with local zoning codes.

Second, confirm legal and physical access.

Never assume a property has an automated right-of-way just because a dirt road leads to it. 

It could be landlocked. You need explicit "deeded access" written into the property title. 

Without this, neighbors can legally block your entry, leaving you with an inaccessible piece of property.

Third, evaluate utility availability and connection costs. 

If you plan to connect to grid power, call the local electric cooperative. 

Bringing power lines to a remote property can cost anywhere from $10,000 to over $50,000 per mile. 

If you plan to go off-grid, check the depth of nearby water wells to estimate your drilling costs.

Fourth, order a perc test and check the topography. 

A perc (percolation) test determines if the soil can absorb liquid, which is mandatory for installing a standard septic system. 

If the land fails a perc test, you may have to install an engineered system costing tens of thousands extra. 

Also, scan for wetlands or flood zones that limit your building footprints.

Final Thought

The cheapest piece of raw land can quickly become the most expensive mistake of your life without proper due diligence. 

Always condition your purchase offer on passing a perc test, verifying deeded access, and confirming favorable zoning guidelines.