Land Due Diligence Checklist: What to Check Before You Buy

By LandyDandy

Cheap land can be a great buy. It can also be cheap for a reason you only find later. This checklist walks you through what to check, where to look, and when to call a professional, before you pay.

General information, not legal, tax or financial advice. Rules differ by state and county and change over time. LandyDandy is a land marketplace, not a law firm, lender or title company. Each seller on LandyDandy sets their own terms. Before you sign or pay anything, check with the county and a licensed real estate attorney or title company in the state where the land is.

The short answer

• Get the parcel number (APN) first. Almost every check starts with it.
• Confirm the seller owns the land, the taxes are paid, and you can legally reach it.
• Confirm what you want to do with the land is allowed: build, camp, park an RV, put in a septic system.
• Check flood maps, wetlands, water and power before you count on them.
• Put your checks in the contract as conditions, so you can walk away if something fails.

Before you start: get the parcel number

Ask the seller for the assessor's parcel number (APN) and the legal description. With those you can look up the land on the county assessor, treasurer and recorder sites, and on the county GIS map. If a seller will not share the parcel number, treat that as a warning sign. If you think a listing is a scam, report it to support@landydandy.com.

1. Ownership and title

• The seller's name matches the owner on the county assessor and recorder records.
• No unpaid mortgages, liens or judgments on the land.
• You know what kind of deed you will get (warranty deed or quitclaim deed).
• A title company has done a title search, or will before closing.

LandyDandy verifies nothing about sellers beyond email signup. We recommend you use a title company to stay protected.

A quitclaim deed passes only whatever interest the seller has, with no promise that the title is good [S4]. A warranty deed guarantees clear title [S5].

2. Property taxes

• Taxes are current. Check the county treasurer or tax collector site.
• You know the yearly tax bill and who pays this year's taxes at closing.
• The land is not in a tax sale or redemption period.

3. Access

• The land touches a public road, or there is a recorded easement to it.
• You know who maintains the road, and whether it is passable year-round.
• The access shown on the listing matches the plat and the deed.

4. Boundaries and survey

• Acreage on the listing matches the county records and the legal description.
• You have seen the plat map or a survey.
• If boundaries matter to you (building, fencing), you have ordered a survey.

5. Zoning, restrictions and HOAs

• The zoning allows your plan (home, cabin, RV, tiny home, animals).
• You have read any deed restrictions or covenants. A restrictive covenant limits how you can use the land [S6].
• You know if there is an HOA or property owners' association, and its fees and rules.
• You know the minimum home size, setbacks and permit rules.

More in zoning laws for landowners and land for sale with no restrictions.

6. Flood zones and wetlands

• You looked up the parcel on FEMA's Flood Map Service Center, the official public source for flood hazard information. You can search by address [S13].
• You checked the USFWS Wetlands Mapper. It is not a legal wetland boundary, so call the local Army Corps office if wetlands show up [S15].

7. Water, septic and power

• You know how you will get water: public water, a well, or hauling.
• If you need septic, you know whether the soil passes a perc or soil test. Local health departments issue septic permits in most states [S10].
• You asked the electric utility how far the nearest line is and what an extension costs.
• You checked internet and cell coverage on site.

More on wells in how much value a well adds to vacant land.

8. Environmental and site issues

• You walked the land, or had someone you trust walk it, or watched a recent video.
• You looked for dumping, old tanks, steep slopes, rock and standing water.
• For land near old industrial or farm sites, you asked a professional about an environmental check.

9. Price check

• You compared the price per acre with similar nearby land that sold, not just land listed for sale.
• For owner financing, you added up the total of all payments, not just the monthly amount.

More in how owner financing works.

What due diligence costs

One land consultancy puts typical costs at [S9]:

• Title search: $150–$500
• Boundary survey on rural acreage: $800–$3,000 (more for hard terrain)
• Perc or soil evaluation: $400–$1,500
• Full due diligence on a parcel: $1,500–$5,000
• Owner's title insurance: usually 0.5%–1% of the price

Local fees can be higher or lower. Zoning letters, power extensions, wells and septic need local quotes. On a very cheap lot, these costs can be a large share of the price. Decide which checks matter for your plan.

Make the checks part of the deal

Write the checks into the purchase agreement as conditions ("contingencies"). For example: "Buyer may cancel and get the deposit back if the perc test fails." Ask for a set number of days to finish your checks. A local attorney or title company can help with the wording.

Frequently asked questions

What is due diligence when buying land?

It is the research you do before you buy, to confirm the land is what the seller says and that you can use it the way you plan. It covers title, taxes, access, boundaries, zoning, flood risk, water, septic and power.

How much does land due diligence cost?

One land consultancy puts a title search at $150–$500, a boundary survey at $800–$3,000 and a perc or soil test at $400–$1,500. It puts full due diligence on a parcel at $1,500–$5,000. Local prices vary, so get quotes.

Can I do land due diligence myself?

You can do many checks yourself, often for little more than record fees: county tax, assessor and recorder records, the FEMA flood map and the wetlands mapper. A title search, survey and perc test need professionals. When in doubt, ask a local title company or attorney.

What is the most common problem with cheap land?

There is no single answer for every county. Access, unbuildable soil, flood zones, back taxes and deed restrictions are all reasons a lot can be cheap. That is why the checklist covers each one.

Next steps on LandyDandy

Each listing on LandyDandy shows the seller's details and terms, and you can message the seller with your checklist questions. Some sellers attach their own research to a listing; check it yourself against county records. Browse land for sale across the US or owner-financed land. Before you sign, talk to the county and a local real estate attorney or title company.

Sources

1. [S4] Cornell Law School LII — Quitclaim deed — https://www.law.cornell.edu/wex/quitclaim_deed — no warranty that title is good.
2. [S5] Cornell Law School LII — Warranty deed — https://www.law.cornell.edu/wex/warranty_deed — seller guarantees clear title.
3. [S6] Cornell Law School LII — Restrictive covenant — https://www.law.cornell.edu/wex/restrictive_covenant — definition.
4. [S9] Landisle Consulting — Land due diligence (2026) — https://landisleconsulting.com/land-due-diligence — cost ranges.
5. [S10] EPA — Frequent questions on septic systems — https://www.epa.gov/septic/frequent-questions-septic-systems — local health departments issue septic permits in most states.
6. [S13] FEMA — Flood Map Service Center — https://msc.fema.gov/portal/home — official flood hazard lookup by address.
7. [S15] U.S. Fish & Wildlife Service — Wetlands Mapper — https://www.fws.gov/program/national-wetlands-inventory/wetlands-mapper — not a regulatory boundary; contact the local Army Corps (USACE) regulatory office.