How to Know if Land is Buildable: Pre-Buying Checklist

People buy land to build all sorts of things, from homes and office buildings to solar farms and dirt bike courses. But if you’re buying to build, you need to ask a lot of key questions before putting in an offer, including: is this land actually buildable?

A vacant parcel may look perfect in the listing photos but be challenging or impossible to develop due to zoning restrictions, lack of road access, environmental risks, or limited utility options. Use our land buildability checklist below to determine if a particular piece of land is developable and learn more about the various factors that impact what you can (and can’t) put on vacant land. 

What Does “Buildable Land” Mean?

Land is buildable if it meets the legal, physical, and practical requirements of constructing a property. 

A buildable parcel generally meets local zoning and building requirements and has adequate access, suitable terrain, and a viable way to bring in essential services like water and electricity. 

Notably, “buildable” does not mean that construction will be easy or inexpensive. Factors such as wetlands, flood zones, steep slopes, and easements can affect a property’s development potential and must be considered. 

Is This Land Buildable? Here’s How to Check

Use our land buildability checklist to evaluate a property’s buildability before you buy. 

• Check property zoning
• Verify legal road access
• Determine whether utilities are available
• Investigate water and septic options
• Check flood zone status
• Examine the topography
• Look for environmental restrictions
• Review deed restrictions and easements
• Verify property boundaries
• Estimate building costs

Check Property Zoning

Zoning regulations tell you how a property can be used and what types of structures you can build on it. These can vary from one property to the next even within a single neighborhood, so be sure to contact your local planning department to verify the zoned status of the parcel. 

Verify Legal Road Access

A property without legal road access can create significant problems when you try to obtain financing, permits, insurance, or construction services. Before placing an offer, make sure there is a physical road to the parcel and legal access to that road. And if there isn’t, research the costs and logistics of bringing it in yourself. 

Determine Whether Utilities Are Available

Utilities (or lack thereof) have a major impact on whether vacant land is practical to develop and how much it might cost to do so. Find out whether the property has access to electricity, natural gas, municipal water, municipal sewer, and internet, or if alternatives such as septic and solar are permitted and feasible. 

Investigate Water and Septic Options

Water and waste management are non-negotiables for building. If municipal water service isn’t available, investigate whether a well can be drilled. And if there’s no public sewer, see about putting in a septic system. Contact the appropriate local health or environmental department to find out what tests and permits are required to get these alternative systems approved. 

Check Flood Zone Status

Review current flood maps to determine whether the property is located in a flood-prone area. Flood zone status restricts where and how you can build on land, as well as building costs, insurance requirements, and financing options. Keep in mind that a parcel can contain both buildable and non-buildable areas, and if only part of the property is in a flood zone, you may just be restricted from building on that area. 

Examine the Topography

Steep slopes, rocky terrain, wetlands, drainage areas, and other topographical features can make building on land impractical or prohibitively expensive. Look at topographical maps ahead of placing your offer and consider where a structure, driveway, septic system, well, and other potential improvements could realistically go.  

Look for Environmental Restrictions

Development is often restricted on land with protected habitats, streams, marshes, etc. These restrictions vary heavily by location, so assess local guidelines early on and talk to relevant municipal departments about the construction and permitting implications of building on environmentally-sensitive land. 

Review Deed Restrictions and Easements

Vacant land may be subject to deed restrictions; Covenants, Conditions, and Restrictions (CC&R); conservation easements; utility easements; or other private agreements that impact buildability. Review the title report and recorded documents carefully, consulting with a real estate attorney to identify potential restrictions not obvious from the property listing. 

Verify Property Boundaries

Property boundaries define the legal limits of where you can build. To verify, start with online maps and county GIS systems, then opt for a professional boundary survey once you decide you’re serious about the property, especially if you’re considering a parcel with irregular boundaries or limited usable space. 

Estimate Building Costs

If you’re buying land to build right away, your development costs should be accounted for in your initial budget. This includes the projected cost of the structure itself plus costs related to land clearing, grading, surveys, engineering, and permitting. 

10 Questions to Assess Land Buildability

Before purchasing vacant land, make sure you can answer “yes” to the following questions:

1. Is my intended build allowed by zoning?
2. Does the property have legal and usable road access?
3. Is there a suitable place on the property to build?
4. Can I obtain water?
5. Can I connect to the municipal sewer or install a septic system?
6. Can I get electricity and other necessary utilities?
7. Are flood zones and environmentally-regulated features manageable?
8. Are there no easements or deed restrictions that could impact construction?
9. Can I obtain the necessary permits?
10.  Can I afford to develop the property?

When answering these questions, don’t rely solely on a listing description or a seller’s claim that a property is buildable. Instead, work with a qualified land broker, confirm the information with appropriate local authorities, and bring on professionals such as a surveyor, engineer, or real estate attorney as necessary. 

Ready to Buy Buildable Land?

Once you know what to look for, finding a buildable property becomes a whole lot easier. Browse land for sale today on LandHub to find your perfect fit.