Buying your first piece of land is exciting—equal parts fresh air, big dreams, and long-term investment. But that excitement can fade fast if you uncover hidden issues after closing. Use this simple checklist to move from daydreaming to confident decision-making. A little legwork now protects your wallet and sets you up for success later.
1. Start with a clear goal
Before you tour properties, define how you plan to use the land. Will it support row crops, hay, recreation, or a future home site? Your purpose guides every other question on this list. A quiet hunting tract and a high-yield corn field have very different “must-haves.”
2. Check access and road quality
A parcel might look perfect on paper yet be unreachable in wet weather. Drive every entrance after a rain. Is the lane firm or muddy? Are there low-water crossings that flood? Reliable access isn’t just convenient—it affects insurance rates, emergency services, and resale value.
3. Review soil and topography
Healthy soil supports strong crops, solid foundations, and better drainage. Walk the ground and dig a few test holes. Sandy loam drains quickly but may need more fertilizer; heavy clay holds water longer. Gentle slopes shed excess moisture, while low spots stay soggy.
With AcreValue, you can view soil and elevation map layers for any parcel. Mark potential wet areas or steep banks so you know exactly where to budget for grading or tile before purchase.
4. Verify property boundaries
Never assume the fence line tells the whole story. Boundaries can wander over time, and a friendly neighbor today might sell tomorrow. Order a survey, then walk the corners with the surveyor. Confirm that buildings, wells, and roads sit on the correct side of the line. Clear boundaries prevent future disputes and keep lenders happy.
5. Investigate utilities and permits
If you plan to build, explore water, power, and internet options early. Extending lines to a remote site can cost more than the land itself. Check county zoning and health department rules on wells or septic systems. Some areas require a minimum acreage for new homes; others limit non-farm structures entirely.
6. Look at land history
Ask the seller for past use records. A field that grew alfalfa last year might be fertile, while an old junkyard could hide debris. Previous chemical applications can influence organic-certification timelines. Knowing the backstory helps you forecast costs and avoid unwelcome surprises.
AcreValue’s land ownership data shows when the parcel changed hands and, in many counties, the last recorded sale price. Matching that information to on-site observations gives you negotiating power.
7. Assess water features
Streams, ponds, and wetlands add beauty and wildlife habitat. They can also bring flood risk and special regulations. Walk the banks after heavy rain to see how high water rises. Verify any required setback distances for new buildings, and budget for maintenance like dam repairs or culvert cleaning.
8. Crunch the numbers
Land rarely comes with a monthly payment schedule spelled out. Beyond the purchase price, list annual taxes, insurance, and upkeep. Factor in improvements such as fencing, gravel, or a new gate. A realistic budget keeps your dream from becoming a drain.
With comparable-sales data on AcreValue, you can gauge whether the asking price fits local trends and project a fair market value for future resale.
9. Walk it twice—once alone, once with an expert
Your first walk-through captures the “feel” of the place: sunlight, breeze, and that intuitive sense of rightness. The second visit, ideally with a trusted adviser—real-estate agent, agronomist, or builder—focuses on practical details. Fresh eyes catch what enthusiasm misses.
Final thoughts
Buying land is a commitment to both present enjoyment and future gain. A clear goal, careful inspection, and solid data point you toward the parcel that truly fits your plans. Use this checklist, take your time, and lean on tools like AcreValue to fill the gaps. When closing day arrives, you’ll sign with confidence—ready to turn open ground into lasting opportunity.