Questions to Ask Before Buying or Selling Land

Questions about access

Does the parcel have direct legal frontage on a public road, or does it rely on a recorded easement to reach one? Is there an actual usable driveway or road connecting the land to that access point, or would one need to be built?

If access is shared with a neighboring property, is there a recorded agreement covering maintenance responsibilities, and has it historically worked without dispute?

Questions about zoning and permitted use

What is the current zoning designation, and what uses does it actually allow? Zoning rules vary widely by city and county, so it is worth confirming directly with the local planning department rather than assuming based on how neighboring land is used.

Are there any pending zoning changes, overlay districts, or annexation proceedings that could affect the parcel in the near future? Local planning departments can often tell you if anything is in process.

Questions about utilities

Are water, sewer, electric, and gas available at or near the property line, and if so, from which provider? Nearby is not the same as available; connecting to a utility that is technically close by can still require significant extension costs.

If public sewer is not available, has the land been evaluated for septic suitability, and does the soil type support it? If public water is not available, what would a private well require in this area?

Questions about environmental and site conditions

Does any part of the property fall within a mapped flood zone, wetland area, or habitat for a protected species? These designations can restrict development or require special permits and studies before building.

Are there notable site conditions, such as steep slopes, rock outcroppings, mature trees, or a history of prior use, like agriculture or a former structure, that could affect construction costs or approvals?

Questions about title and ownership

Has a preliminary title report been ordered, and does it show any liens, unresolved estate issues, or clouded ownership? Is the seller the sole legal owner, or does the property involve multiple heirs or a trust that needs to formally authorize the sale?

Are property taxes current, and are there any special assessments, such as for a road or drainage district, attached to the parcel?

Questions about boundaries and buildable area

Has a current survey been completed, and does it match the deed's legal description? What are the required setbacks for the zoning district, and how much of the lot remains buildable once those, along with any easements, are subtracted out?

Are there any encroachments, such as a neighbor's fence or driveway crossing onto the property, that a survey might reveal?

Questions specific to sellers

What documents do I have on hand, such as the deed, prior survey, or tax bills, and what is missing that a buyer will likely ask for? Have I researched comparable land sales in the area to understand realistic value, recognizing that land value can vary widely even within the same neighborhood?

Am I prepared for the sale process to take longer than a home sale, given that land transactions often involve more due diligence steps?

Questions specific to builders and buyers

Does this lot fit the buy box I am working from in terms of size, zoning, and location? Have I worked backward from a realistic finished home value to understand what I can afford to pay for the land after construction, soft, and off-site costs?

What off-site improvements, if any, would be required to make this lot fully usable, and who typically bears that cost in this jurisdiction?

Practical examples

Imagine a buyer who assumes a lot has sewer access because a home two doors down is connected. A call to the utility provider reveals the main line does not actually reach this particular lot.
Suppose a seller lists land inherited years ago without realizing multiple siblings are still listed as co-owners on the deed. Answering the ownership question early avoids a delay after an offer is accepted.
Imagine a builder walks a lot and notices a steep slope in the back third. Asking about buildable area upfront, rather than after purchase, changes how much they are willing to offer.

Seller takeaway

Walking through these questions before listing helps you gather the right documents, set realistic expectations, and avoid delays once a buyer starts their own due diligence.

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Builder takeaway

Use this list as an early screening tool so you spend detailed survey, engineering, and title work only on parcels that clear the basic due diligence questions first.

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Questions to ask before moving forward

→Does the parcel have confirmed legal and physical access to a public road?
→Is the zoning designation confirmed directly with the local planning department?
→Are utilities genuinely available at the property line, not just nearby?
→Has a title report and current survey both been reviewed?
→Are there environmental factors, like flood zones or protected species habitat, affecting the land?

Put this into practice

Submit your lot for review, or tell us what you're buying. We connect landowners with real demand and help builders find off-market lots that fit their criteria — subject to due diligence.

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Disclaimer: This article is educational only. It is not legal, engineering, environmental, title, or tax advice. Land rules vary by city, county, state, parcel, and project. Always consult qualified professionals before making decisions about any specific property.