Land
Land due diligence checklist
This page lists the checks that determine whether a parcel can be built on, at what cost, and for what use.
Vacant land carries a different risk profile from a house. There is nothing to inspect, so every material fact must be confirmed from records, from the municipality, and from the ground itself.
- What this is
- A checklist for confirming that a parcel can be used as you intend.
- Who it is for
- Buyers of vacant land, and anyone considering a build.
- The problem
- Land is priced as if it is buildable. Buildability is a conclusion, not an assumption, and it is expensive to discover late.
- What happens next
- Confirm zoning, access and septic feasibility before you go under contract, and price the site work you find.
Zoning and permitted use
Confirm the zoning district and what it permits by right, what requires a special permit, and the setbacks, minimum lot size, frontage and height limits that apply.
Ask the municipality directly rather than relying on a listing. A parcel that permits a single dwelling by right and one that requires a variance are very different purchases.
Legal access and easements
The parcel needs legal, recorded access to a public road — not merely a driveway someone has used for years. Landlocked parcels with only informal access are common and difficult to finance.
Review the title commitment for easements, rights of way, conservation restrictions and mineral or timber rights that limit what you can do.
Utilities, water and septic
Confirm whether public water, sewer, electricity, gas and broadband reach the parcel, and get quoted costs for any extension. Utility extension over a long frontage can cost more than the land.
Where there is no sewer, a percolation test and soil evaluation determine whether a septic system is feasible and what type. A failed perc test can make a parcel unbuildable for residential use.
The physical parcel
Order a survey to confirm boundaries and acreage. Check floodplain and wetland mapping, topography and drainage, and soil suitability for foundations.
Walk the land in wet conditions if you can. A parcel that looks level and dry in August can be telling you something different in April.
The steps, in order
- 1
Confirm zoning
Verify the district, permitted uses, setbacks and minimum lot requirements with the municipality.
- 2
Verify legal access
Confirm recorded frontage or a deeded right of way to a public road.
- 3
Price utilities
Get written costs to extend water, sewer, power and broadband to the building site.
- 4
Test for septic and water
Order a perc test and soil evaluation, and confirm well feasibility where there is no public water.
- 5
Check environmental constraints
Review floodplain, wetlands, conservation restrictions and any recorded easements.
- 6
Survey the parcel
Confirm boundaries, acreage and topography before closing.
Do the math
Land Cost / Buildability Calculator
Price per acre, site development cost, and subdivision margin.
Open the land cost / buildability calculator →Common questions
What should I check before buying land?
Zoning and permitted use, recorded legal access, utility availability and extension cost, septic and well feasibility, wetlands and floodplain, and a current survey.
What is a perc test?
A percolation test measures how quickly soil absorbs water, determining whether a conventional septic system is feasible. Failing one can require an expensive alternative system or make the parcel unbuildable.
How much does it cost to prepare raw land for building?
Site work — clearing, driveway, utilities, well and septic — commonly runs $30,000 to $150,000 or more depending on distance to utilities, topography and soil. Price it before you buy, not after.
Can I get a mortgage on vacant land?
Land loans exist but generally require twenty to fifty percent down at higher rates and shorter terms than a home mortgage. Construction loans that roll into a mortgage are often the better path.
What does landlocked mean?
A parcel with no recorded legal access to a public road. Access may be obtainable through an easement negotiation or court action, but assume neither until it is recorded.
Do I need a survey if the acreage is in the deed?
Yes. Deed acreage is frequently approximate and older descriptions can conflict with neighboring parcels. A current survey is the only reliable boundary.
Want this answered for one property?
Property Intelligence™ applies this to a specific address using public records, uploaded documents, comparable sales and professional review — and states plainly what is known, what is missing and what to do next.
Related reading
Part of these decisions
This guide in a specific market
- Review Capital Region land due diligence
Can I actually use this land for what I want to do?
- Learn how we evaluate buildability in Saratoga County
What must I verify before treating a Saratoga County parcel as buildable?
Last reviewed August 3, 2026. Educational information, not financial or legal advice.