Due Diligence in Land Flipping: The Complete 2025 Checklist That Saves Deals

You found a great deal.

The price is right.

The seller is motivated.

You're ready to close.

But wait.

Skipping due diligence is how land flippers lose everything.

One landlocked parcel. One hidden lien. One wetland issue.

And your "great deal" becomes a liability.

Here's the truth:

73% of failed land flips happen because of inadequate due diligence.

This guide gives you the exact checklist to protect every deal.

Let's make sure that doesn't happen to you.

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What Is Due Diligence in Land Flipping?

Due diligence is your investigation process.

It's everything you do between "I'm interested" and "I'm buying."

For land flippers, it means verifying:

• Ownership – Does the seller actually own it?
• Access – Can you legally get to it?
• Zoning – What can you build or do?
• Liens – Are there hidden debts?
• Physical conditions – Wetlands? Flood zones? Slopes?

Simple, right?

Not quite.

Land is different from houses.

There's no MLS disclosure. No inspection report.

You're on your own.

That's why a systematic checklist is essential.

Why Due Diligence Matters More for Land

House flippers have safety nets.

Home inspections catch problems.

Appraisers verify value.

Title companies flag issues.

Land flippers don't get these luxuries.

Raw land is murky.

Records are incomplete.

Previous owners may have never visited.

One missed detail can make a property unsellable.

Pro Tip: Budget 3-5% of your purchase price for due diligence costs. A $20,000 property should have $600-$1,000 set aside for title searches, surveys, and investigations. This investment protects you from buying $20,000 problems.

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The "6 A's" Due Diligence Framework

Experienced land flippers use a simple system.

It's called the "6 A's."

Check each one before closing.

Miss any of these?

You're gambling.

And in land flipping, the house always wins.

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Phase 1: Desktop Research (Do This First)

Before you spend a dime on professionals, do your homework.

90% of due diligence can be done from your computer.

Here's your desktop checklist:

County GIS and Tax Records

Every county has online records.

Start here:

• Parcel number – Verify the legal description
• Owner name – Match the seller's name
• Tax status – Check for delinquent taxes
• Assessed value – Compare to asking price
• Zoning classification – Residential? Agricultural? Commercial?

Most counties have free GIS portals.

Type in the address or parcel number.

Screenshot everything.

Google Earth Analysis

This is your best friend.

Open Google Earth and look for:

• Road access – Does a road touch the property?
• Terrain – Is it flat or steep?
• Water features – Ponds, streams, wetlands?
• Neighboring properties – What's around it?
• Historical imagery – What did it look like 5-10 years ago?

Use the measuring tool to verify acreage.

Compare it to what the seller claims.

Discrepancies are red flags.

FEMA Flood Zone Check

Flood zones can kill deals.

Visit FEMA's Flood Map Service Center.

Enter the address.

Look for these designations:

If the property is in Zone A or worse?

Factor in $1,000-$3,000/year for flood insurance.

Or walk away.

Watch Out: FEMA maps aren't always accurate. A property might flood even if the map says it's "Zone X." Look at the actual terrain. Low spots collect water. Nearby creeks overflow. Use common sense.

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Phase 2: Legal and Title Investigation

This is where you spend money.

But it's money well spent.

Title Search

A title search reveals:

• Who owns the property (chain of title)
• Liens and mortgages
• Easements and restrictions
• Boundary descriptions

For properties under $10,000, you might DIY this at the county recorder.

For anything larger, hire a title company.

Cost: $150-$500.

What Title Problems Look Like

Watch for these red flags:

If title issues exist, you have options:

1. Negotiate a price reduction
2. Require seller to clear issues before closing
3. Walk away

Access Verification

This is the #1 deal-killer.

A property might look accessible on Google Earth.

But legal access is different.

Physical access: Can you drive there?

Legal access: Do you have the RIGHT to drive there?

Some properties have roads that cross private land.

Without a recorded easement, you're landlocked.

How to check:

1. Look at the county plat map
2. Search deed records for easement language
3. Call the county planning department
4. If in doubt, hire a title company to research

Pro Tip: Never assume county roads are public. Some "county roads" are actually private roads maintained by the county. Always verify road maintenance responsibility with the local DOT or roads department.

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Phase 3: Physical Inspection

Yes, you should visit the property.

Or hire someone to visit for you.

What to Check On-Site

• Boundary markers – Look for survey stakes or monuments
• Road conditions – Is the access road maintained?
• Topography – Steeper than expected?
• Drainage – Standing water? Evidence of flooding?
• Vegetation – Invasive species? Dense brush?
• Neighbors – What's next door? Any obvious issues?

Bring a camera.

Document everything.

Photos become marketing assets if you buy.

They also protect you legally if you don't.

Environmental Red Flags

Watch for signs of:

• Wetlands – Cattails, willows, soggy ground
• Contamination – Dumping, old barrels, stained soil
• Erosion – Gullies, exposed roots, unstable slopes
• Endangered species habitat – Certain plants or terrain features

If you see anything suspicious, order an environmental assessment.

Phase I Environmental Site Assessments cost $1,500-$3,000.

Worth it for larger deals.

Survey Requirements

Do you need a survey?

Not always.

But consider one if:

• Boundary markers are missing
• Neighbors have built near property lines
• The acreage seems off
• You're paying over $25,000

Surveys cost $300-$800 for small parcels.

$1,000+ for larger properties.

They provide legal certainty.

And help you market the property accurately.

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Phase 4: Zoning and Development Research

What can you actually DO with the property?

Zoning determines everything.

Key Zoning Questions

Ask the county planning department:

1. What's the current zoning designation?
2. What uses are permitted by right?
3. What requires a conditional use permit?
4. What are the setback requirements?
5. Are there minimum lot sizes for building?
6. Any overlay districts (historic, agricultural, conservation)?

Get answers in writing.

Planning staff turnover.

What one person says today might not match tomorrow.

Utility Availability

Buyers want to know:

• Is power available? How close?
• Is water available? Well or municipal?
• Is sewer available? Or septic required?
• Is internet available? What type?

Contact local utility providers.

Ask for service availability letters.

These become selling points later.

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Phase 5: Market Validation

Due diligence isn't just about avoiding problems.

It's also about confirming profit potential.

Comparable Sales Research

Find 3-5 similar properties that sold recently.

Match on:

• Size (within 20%)
• Location (same county, similar area)
• Characteristics (access, utilities, terrain)
• Time (within 12 months)

Calculate price per acre.

Is your deal actually a deal?

Days on Market Analysis

How long do similar properties take to sell?

Long days on market = harder to sell.

Factor this into your offer price.

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The Due Diligence Timeline

How long should all this take?

Total: 2-3 weeks for thorough due diligence.

Don't let sellers rush you.

If they won't give you inspection time, walk away.

Good deals can handle scrutiny.

Bad deals need to close fast.

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When to Walk Away

Not every deal is worth saving.

Here's when to kill a deal:

• No legal access – Landlocked properties are nearly unsellable
• 100% wetlands – Unbuildable = limited market
• Major title issues – Probate, boundary disputes, liens exceeding value
• Environmental contamination – Cleanup costs can exceed property value
• Seller won't provide time – Rushing = hiding problems

Remember:

There are always more deals.

Walking away from one bad deal saves you for ten good ones.

Pro Tip: Document why you walked away. Keep a "Deal Autopsy" file. Review it periodically. You'll learn which red flags you missed and sharpen your screening process over time.

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Frequently Asked Questions

What is due diligence in land flipping?

Due diligence is the investigation process before buying land. It includes verifying ownership, checking for liens, confirming access, reviewing zoning, and assessing physical conditions. The goal is to uncover problems BEFORE you own them.

How much does due diligence cost?

Budget 3-5% of purchase price. For a $20,000 property, expect $600-$1,000 in costs including title searches ($150-$500), surveys ($300-$800), and site visits. Environmental assessments add $1,500-$3,000 if needed.

Can I do due diligence myself?

Yes, for most of it. Desktop research (GIS, Google Earth, tax records) is DIY. Title searches can be DIY for small deals but hire a title company for properties over $10,000. Surveys require licensed professionals.

How long does due diligence take?

Plan for 2-3 weeks. Desktop research takes 1-3 days. Title work takes 5-10 days. Site visits and environmental reviews take 5-15 days. Don't let sellers pressure you into shorter timelines.

What's the biggest due diligence mistake?

Assuming road access. Just because a road touches the property doesn't mean you have legal access. Always verify recorded easements or public road status. Landlocked properties are the #1 deal-killer in land flipping.

Do I need a survey for every deal?

Not always. Skip surveys for small, cheap parcels with clear boundaries. Get surveys for properties over $25,000, disputed boundaries, missing markers, or if you plan to subdivide. The cost is worth the certainty.

What if I find problems during due diligence?

You have three options: (1) Renegotiate price to account for issues, (2) Require seller to fix problems before closing, or (3) Walk away and get your earnest money back under the due diligence clause.

How do I check for wetlands?

Use the U.S. Fish & Wildlife Service's National Wetlands Inventory mapper. Also check county GIS overlays. For certainty, hire an environmental consultant for a wetlands delineation. Wetlands restrict development significantly.

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Your Due Diligence Action Plan

Here's your step-by-step checklist:

Week 1:

• Pull county tax records and GIS maps
• Analyze Google Earth imagery
• Check FEMA flood zones
• Order preliminary title report
• Contact county planning for zoning info

Week 2:

• Review title report for issues
• Verify legal access (easements, road status)
• Schedule site visit
• Contact utility providers
• Research comparable sales

Week 3:

• Complete site inspection
• Document all findings with photos
• Resolve any outstanding questions
• Make go/no-go decision
• Finalize contract or walk away

Follow this process on every deal.

No exceptions.

It's the difference between building wealth and buying problems.

Your due diligence discipline IS your competitive advantage.

Now go find your next deal—and investigate it properly.