Buying land can be one of the smartest investments you make—but only if you do it right. Whether you’re planning to build your dream home, start a homestead, or simply hold land as an asset, there are plenty of pitfalls that can turn a great deal into a costly mistake.

Before you sign any papers or send that deposit, make sure you know the common traps that catch first-time and even experienced buyers off guard. Here’s your ultimate guide to what to avoid when buying land.

1. Not Checking Zoning and Land Use Restrictions

One of the biggest (and most expensive) mistakes you can make is buying land without knowing what you’re legally allowed to do with it.

• Want to build a home? The land must be zoned residential.

• Want to park a mobile home? Check if that’s allowed.

• Thinking of farming, hunting, or running a small business? Make sure the zoning and county ordinances allow it.

Tip: Always contact the county or city zoning office before buying. Ask for zoning maps and whether there are any restrictions or pending changes.

2. Skipping the Soil Test or Perc Test

If the land doesn’t have access to public sewer, you’ll likely need a septic system. But not all land is suitable for that.

A perc test (short for percolation test) evaluates whether the soil drains well enough for a septic system to be installed. If the land fails this test, you might not be able to build on it at all.

Solution: Make your offer contingent on a passed perc test if there’s no existing septic approval.

3. Assuming Utilities Are Available

This is a very common and costly oversight.

Land listings often say “power nearby” or “well and septic needed”—but that doesn’t mean it’s easy (or cheap) to bring utilities to the property. Running electricity, drilling a well, or installing a septic system can cost thousands, sometimes more than the land itself.

What to check:

• Distance to power lines or poles

• Availability of water (well vs. city water)

• Sewer or septic system options

• Internet and cell signal in the area

Bonus Tip: Call local utility companies and get actual quotes before committing.

4. Buying Land Without Legal Road Access

Not all land has legal, deeded access. Some lots are “landlocked,” meaning there’s no official road or right-of-way to reach the property.

Even if there’s a visible dirt road or trail, it doesn’t mean it’s legal to use.

Key questions to ask:

• Is there a public or private road to the land?

• Is access deeded (on paper) or just assumed?

• Who maintains the road? Is there an HOA or road maintenance agreement?

Avoid surprises: Always have the title company verify legal access during closing.

5. Forgetting About Flood Zones and Environmental Hazards

Land may look beautiful and peaceful—but if it sits in a floodplain, you could face major issues down the road.

Floodplain = risk + insurance costs + building restrictions.

Other hazards to check for:

• Wetlands or protected environmental zones

• Contaminated land (especially in former industrial or rural areas)

• Landslide-prone or unstable soil

Use tools like:

• FEMA Flood Map Service Center (msc.fema.gov)

• County GIS maps

• Environmental records (Phase 1 ESA if needed)

6. Not Reviewing the Property Survey

A survey shows the exact boundaries of the land, easements, and sometimes improvements like driveways or fences. Skipping this step can lead to disputes with neighbors—or worse, discovering you own less land than you thought.

Red flags to avoid:

• Disputed property lines

• Unrecorded easements

• Encroachments from neighboring buildings or fences

Always request a recent survey, or get one done before closing.

7. Assuming All HOAs Are the Same (or Harmless)

Some land sits in Homeowners Associations (HOAs) or Property Owners Associations (POAs). While these can help maintain roads and standards, they often come with rules and fees.

Things to look out for:

• Building restrictions (size, style, materials)

• Use restrictions (no RVs, no mobile homes, no farming)

• Annual or monthly dues

• Approval requirements for any development

Tip: Always ask for and review the Covenants, Conditions, and Restrictions (CC&Rs) before buying.

8. Underestimating Property Taxes and Ongoing Costs

Land might be cheap to buy, but you still have to pay property taxes, sometimes HOA dues, and potentially costs to maintain it.

Before buying, check:

• Current annual property tax amount

• Whether the land qualifies for agricultural or forestry exemptions

• Costs to clear, grade, or improve the land

It’s smart to budget not just for the purchase price, but for yearly holding costs too.

9. Failing to Do a Title Search

Title issues can range from minor (like unpaid taxes) to deal-breakers (like ownership disputes or old liens).

Always close with a title company or real estate attorney and ask for title insurance to protect your purchase.

Don’t risk buying land with:

• Unknown heirs

• Old mortgages

• Tax liens

• Boundary disputes

10. Falling for Deals That Are Too Good to Be True

If the land is listed for way below market value, there’s probably a reason. It might be landlocked, in a flood zone, unbuildable, or tied up in legal trouble.

While great deals do exist, always do your due diligence. If something seems off or you’re not getting straight answers—walk away.

Final Thoughts

Buying land can be incredibly rewarding—but only if you avoid the common mistakes that catch so many buyers off guard. From checking zoning and utilities to verifying legal access and flood zones, doing your homework now can save you thousands of dollars (and months of headaches) later.

If you’re serious about buying land—whether for building, recreation, or investment—make sure you go into the process informed, prepared, and protected.

Looking for affordable land without the surprises?
At Offers4land.com , we specialize in clear, buildable, and budget-friendly land across the U.S. Every property we list has been reviewed for zoning, access, and topography—and we’re happy to help you every step of the way.