Purchasing land is exciting. The possibilities are almost endless – building a custom home, starting a small farm, creating a recreational getaway, or simply investing in acreage for the future.
Unlike purchasing an existing home, buying land requires a different level of research. Two properties with the same number of acres can have completely different values, building potential, and future uses depending on factors like zoning, soil conditions, access, utilities, and environmental restrictions.
Before moving forward with a purchase, taking the time to complete your due diligence can help you avoid costly surprises and better understand exactly what you’re buying. Here are some of the most important things to research before purchasing vacant land in Maryland or south-central Pennsylvania.
1. Understand the Property’s Zoning
One of the very first questions to answer is, “What does the zoning actually allow?”
Every county has its own zoning regulations, and those regulations determine how a property can be used. A parcel may allow a single-family home, horses and livestock, farming, or even certain commercial uses – but not every property is the same.
Don’t assume that because neighboring properties are used a certain way, your property can be used the same way. Confirming the zoning early in the process can save you time, money, and disappointment later.
2. Is the Property Buildable?
One of the biggest misconceptions about vacant land is that every parcel is automatically buildable.
If your goal is to build a home, you’ll want to determine whether the property meets local building requirements. Depending on the property, this may include setbacks, minimum lot size requirements, designated building envelopes, or other county regulations that affect where (and if) you can build.
A beautiful piece of land isn’t always ready for a home, making this one of the most important parts of your research.
3. Perc Testing & Septic Feasibility
For properties that aren’t connected to public sewer, understanding septic potential is critical.
Find out:
- Has the property already been perc tested?
- When was it tested?
- Is there an approved septic area?
- Will additional testing be needed?
A successful perc test is often one of the most valuable pieces of information a buyer can have when purchasing vacant land. If a property has never been tested, or previously failed testing, it’s important to understand what options may still be available before moving forward.
4. Research Well, Septic, and Utility Availability
Not every parcel has utilities readily available, and bringing them to the property can become one of the largest upfront expenses.
Before purchasing land, find out whether electricity is available nearby, what internet providers service the area, whether public water or sewer is available, and if a private well will be required. Knowing these details upfront helps create a much more realistic budget for your future plans.
5. Easements & Right-of-Way Agreements
Access is something many buyers don’t think about until after they’re under contract.
Does the property have direct road frontage? Is there a recorded right-of-way? Are there utility easements crossing the property? Does anyone else have legal access through the land?
Understanding these agreements before purchasing helps prevent unexpected surprises and provides a clearer picture of how the property can be used.
6. Property Boundaries & Surveys
Online mapping tools are helpful, but they aren’t always the most accurate and shouldn’t replace a survey.
A survey can confirm boundary lines, acreage, easements, encroachments, and other important details. Knowing exactly what you’re purchasing helps eliminate confusion and gives you confidence in your investment.
7. Topography & Usable Land
One of the biggest mistakes buyers make is focusing only on the total number of acres.
Twenty acres can feel very different from another twenty-acre property depending on its layout. Steep slopes, wetlands, floodplains, dense woods, rock outcroppings, or oddly shaped parcels can all impact how much of the property is actually usable.
Instead of asking, “How many acres is it?” ask, “How much of this land can I realistically use for my goals?”
8. Environmental or Preservation Restrictions
Some properties have restrictions that help preserve farmland, forests, wetlands, or other natural resources.
Examples include:
- Agricultural preservation
- Forest conservation easements
- Conservation easements
- Wetland restrictions
- Floodplain regulations
These restrictions don’t necessarily make a property less desirable, but they may limit future improvements, subdivision opportunities, or certain types of development. Understanding these restrictions before purchasing allows you to make an informed decision and ensure the property aligns with your long-term plans.
9. Future Costs Beyond the Purchase Price
Many first-time land buyers focus only on the purchase price, and the purchase price is only one piece of the overall investment.
Don’t forget to budget for potential costs such as:
- Surveying
- Perc testing
- Well installation
- Septic installation
- Driveway construction
- Utility installation
- Site work
- Clearing trees
Factoring these costs into your budget early can help you avoid unexpected expenses and determine whether a property truly fits your financial goals.
10. Future Plans for the Area
It’s easy to focus only on the parcel you’re buying, but don’t forget to look beyond the property lines.
Future road projects, nearby development, utility expansions, zoning changes, or neighboring land uses can all affect your enjoyment of the property and its future value. Spending a little time researching the surrounding area can provide valuable insight into what the property may look like five, ten, or twenty years down the road.
11. Learn the Property’s History
Sometimes a property’s past can tell you just as much as its present.
Has the land ever been farmed? Has it been logged? Has it previously failed a perc test? Has it already been subdivided, or has it been on the market for an extended period of time?
Asking questions about the property’s history can help explain its current condition, identify potential opportunities, and uncover challenges that may not be immediately obvious.
Buying Land Doesn’t Have to Be Overwhelming
Raw land offers incredible opportunities, but it also requires asking the right questions before moving forward. Buying vacant land is different from buying a home, and every property comes with its own unique opportunities and challenges. Taking the time to research zoning, utilities, access, building requirements, environmental factors, and future costs can help you make a confident, informed decision before moving forward.
At Homes & Farms Real Estate, we believe one of the most important parts of a land transaction happens before closing. We encourage our buyers to ask questions, do their research, and fully understand a property’s opportunities and limitations before making a long-term investment.
Over the years, we’ve built relationships with county planning and zoning offices, health departments, surveyors, engineers, septic professionals, builders, and other local experts throughout Maryland and south-central Pennsylvania. While every property is different, having the right resources—and asking the right questions—can make the entire process much less overwhelming.
If you’re thinking about buying land, we’d love to help you evaluate your options and connect you with the right professionals to move forward with confidence.
