Purchasing land can be a significant investment, but it’s easy to get caught up in the excitement and overlook crucial details. While not all land is inherently bad, some plots come with hidden pitfalls that can lead to unexpected challenges. Here are ten ways to identify whether the land you’re considering might not be the right choice.
1. Hidden Deed Restrictions

Deed restrictions can significantly limit what you can do with a piece of property. They might dictate whether you can build a home, the size of the structure, or even prevent the addition of certain features like a garage. If livestock is on your radar, restrictions might prohibit keeping animals such as chickens or horses. Always request and thoroughly review any deed restrictions to ensure they align with your plans.
2. Encroachments and Survey Issues

A proper land survey is essential before making a purchase. Surveys outline the exact property boundaries and reveal any encroachments, such as fences or structures that neighboring properties might have placed on your land. Without this information, you might inherit legal disputes or lose part of the property to boundary conflicts. Walk the land with the survey in hand, ideally after a rainfall, to assess water flow and identify any hidden issues.
3. Unfavorable Zoning Nearby

It’s not just the zoning of the land you’re buying that matters; the zoning of nearby properties can affect your future enjoyment and the land’s value. A dream home built on serene acreage can quickly lose its charm if a factory, school, or busy commercial development pops up next door. Investigate current zoning laws and potential future developments in the area.
4. Lack of Septic or Sewer Options

If the property isn’t connected to a municipal sewer system, you’ll need to explore septic options. However, not all land can support a septic system due to soil conditions. If the land doesn’t “perk,” meaning it can’t absorb water properly, you won’t be able to install a septic system. This makes the property unsuitable for most residential uses. Verify this during the due diligence period to avoid a costly mistake.
5. Flood Zones and Wetlands

Land situated in a flood zone or containing wetlands can create significant challenges. Flood-prone areas often require expensive insurance and might hinder construction plans. Wetlands, on the other hand, can be incredibly costly to mitigate if you plan to build. Check flood zone maps and investigate whether any part of the property contains protected wetlands before proceeding.
6. Lack of Clear Title

A property with a title clouded by liens or unresolved ownership issues can be a nightmare to acquire. Liens may include unpaid taxes, mortgages, or legal disputes tied to the land. Ensure that a title search is conducted, and only proceed with the purchase if the seller can provide a clear title. This step saves you from future legal and financial headaches.
7. No Access to Water or Sewer Taps

The availability of water and sewer taps is crucial for developing land. Without city or county connections, you’ll need to install costly alternatives like a well and septic system. Even if water and sewer lines are nearby, connecting to them could involve substantial expenses. Determine these details during your research and factor them into your budget.
8. Proximity to Busy Roads

Land near busy highways or streets might come at a lower price, but it often comes with drawbacks. Noise pollution, safety concerns, and lower desirability can impact your quality of life and the property’s resale value. Consider whether the discount is worth the potential inconvenience and limited future appreciation.
9. Unavailable Mineral or Water Rights

Some land sales exclude mineral and water rights, meaning you won’t own the resources beneath the surface. This could lead to future complications, such as another entity extracting oil, gas, or water from your property. Always confirm that these rights are included in the sale to retain full control over your land.
10. Restrictions on Subdivision

Even if subdividing land isn’t in your current plans, the ability to do so can enhance its resale value. If the land cannot be divided into smaller plots, it may limit future buyers’ options. Investigate local subdivision rules and include this in your long-term considerations.
Avoiding Common Pitfalls

Buying land is a major decision that requires thorough research and careful planning. By watching for these ten red flags, you can avoid common pitfalls and ensure that the property you choose aligns with your goals. Whether you’re dreaming of building a home, running a small farm, or simply investing for the future, understanding the potential challenges upfront will save you time, money, and frustration. Always do your due diligence and consult professionals when necessary – good land is out there, but it’s up to you to ensure it’s the right fit.
Your Top Priorities?

What are your top priorities when purchasing land, and how would you rank them in importance? Have you ever encountered unexpected issues after buying property? How did you resolve them? If you discovered zoning changes near your land after purchasing it, how would it affect your plans or investment? How do you balance affordability with ensuring a property meets all your requirements?

A former park ranger and wildlife conservationist, Lisa’s passion for survival started with her deep connection to nature. Raised on a small farm in northern Wisconsin, she learned how to grow her own food, raise livestock, and live off the land. Lisa writes about homesteading, natural remedies, and survival strategies. Whether it’s canning vegetables or setting up a rainwater harvesting system, Lisa’s goal is to help others live more sustainably and prepare for the unexpected.