How Buying Vacant Land Works
Buying land is simpler than buying a house, but the steps are a little different. Here's how it usually goes:
- Find your lot and walk it. Ride by, walk the property, and check the road frontage, how the land lays, and whether it fits what you want to build.
- Make an offer. Most of our lots are cash or buyer's own financing. There's no owner financing.
- Due diligence. This is your window to check the things that matter: a perc test for septic, zoning with the county, utility availability, and a survey if you want exact lines.
- Closing. A local real estate attorney handles the closing, the deed is recorded, and the land is yours.
The biggest mistake buyers make is skipping due diligence. A lot is a long-term purchase — take the time to confirm it works for your plans before you close.
Perc Tests and Septic: What to Know
Most rural lots don't have sewer service, so your home will need a septic system — and a septic system needs the soil to "perc," meaning water drains through it at the right rate.
- A perc test (soil evaluation) is done by a licensed soil scientist or the county health department.
- Cost and timing vary by county; your due diligence period is the time to get it done.
- On many of our lots, our soil man has already taken a look and believes the land will perc — but that's an opinion, not a guarantee. Always run your own official test during due diligence, based on the size and type of home you plan to build.
- If a lot won't perc for a conventional system, engineered systems are sometimes an option, at a higher cost.
Bottom line: budget for the test, and don't waive it.
Wells, Power, and Setup Costs
When a listing says "water and power at the road," here's what that means in real dollars (typical costs in our area — your quotes may vary):
- Well: about $5,000 if the lot doesn't have a water connection.
- Septic: roughly $5,000 to $10,000 for a conventional system.
- Power: electricity is usually available at the road; setting a power pole runs about $950, plus your electrician's hookup work.
- Internet: available at the road on many of our lots — confirm the provider for the specific lot.
Add these to the lot price when you're planning your total budget, and get local quotes during due diligence so there are no surprises.
Putting a Mobile, Modular, or Barndominium Home on Land
A lot of our buyers plan on a manufactured, modular, or barndominium home. A few things to check before you buy:
- Restrictions: Is the land unrestricted, or does it have covenants or zoning limits on home types? We tell you what we know on every listing — verify with the county during due diligence.
- Septic and well: See the perc and setup-cost guides — your home type affects the septic design.
- Access: Make sure the road frontage works for delivering a home (wide turns, bridges, power lines).
- Permits: Your home dealer and the county permitting office handle the permits for the home itself; the land just needs to allow it.
If you tell us what kind of home you're planning, we'll point you to the lots that fit.
Financing Land: Cash and Bank Loans
We sell for cash or buyer's own financing — we don't offer owner financing, down-payment plans, or monthly payments. Here's what that means for you:
- Cash is the fastest route and closes quickest.
- Bank land loans are available from many local banks and credit unions. Land loans usually need a larger down payment than a house loan and carry a shorter term — talk to your lender early and get pre-approved before you shop.
- Construction loans (including VA construction loans) can combine the land and the build. Your lender will want the land to perc and have utility access, which is another reason due diligence matters.
Getting your financing lined up first makes your offer stronger and your closing smoother.