Buying Land?
Buying land can be one of the most rewarding investments of your life—but it can also be a nightmare if you don’t do your due diligence. Whether you’re looking for a hunting retreat, a ranch, or a prime piece of waterfront property, skipping key steps before signing can cost you thousands of dollars and years of frustration. Before you commit, here’s what you need to do to avoid regret and make sure you’re making a smart investment.
1. Check Zoning & Land Use Restrictions
One of the biggest mistakes buyers make is assuming they can do whatever they want with their land. Wrong.
Before signing, check the zoning laws and land use restrictions:
Is it zoned for residential, agricultural, or commercial use?
Can you subdivide or build multiple structures?
Are there HOA restrictions that limit what you can do?
Can you legally hunt, farm, or operate a business on it?
A quick call to the county planning department can save you from buying a dream property that you can’t even use the way you want.
2. Get a Land Survey (Or Risk a Border Dispute)
Never assume property lines are where they appear! An outdated or incorrect survey can lead to lawsuits, fencing disputes, and even losing land you thought you owned.
Before signing:
Hire a licensed surveyor to confirm property boundaries.
Check for easements and encroachments (like a neighbor’s fence on your land).
Ensure legal access to the property (some parcels are landlocked!).
If a seller refuses to provide a survey, that’s a red flag—get one done yourself before committing.
3. Understand Water Rights & Access
Water is gold, especially in places like Montana. A beautiful creek or pond on your land doesn’t always mean you have the right to use it.
Before signing:
Verify water rights with the state.
Check for existing wells or the ability to drill one.
Ensure there’s legal access to water if relying on a shared source.
Lack of water access can make a piece of land unlivable or useless for farming, ranching, or even resale.
4. Inspect the Soil & Terrain
Think you’re buying the perfect build site? Think again. Soil conditions can make or break your plans for a home, crops, or livestock.
Before signing:
Get a soil test to check for drainage issues, contamination, or unstable ground.
Assess elevation and flood risks (some land sits on seasonal floodplains!).
Consider road access—bad terrain can make a property impossible to develop.
Don’t buy a plot that looks perfect but can’t support a foundation or septic system.
5. Check for Hidden Costs (That Kill Your Budget)
A cheap price tag might mean hidden expenses are lurking. Before you sign, calculate:
Property taxes (some land has shockingly high rates!)
HOA or maintenance fees
Utility costs—if it’s raw land, bringing in power, water, and internet can be extremely expensive
Road maintenance fees if it’s a private road or seasonal access only
Make sure the total cost of ownership aligns with your budget.
6. Confirm Legal Access to the Property
Imagine buying land and then realizing you can’t legally drive to it. Some parcels are landlocked, meaning you must get permission to cross another person’s land.
Before signing:
Verify there’s a legal recorded easement if needed.
Make sure roads are publicly maintained or have a road maintenance agreement.
Check seasonal access—some areas become inaccessible in winter.
Don’t assume a dirt road means you have the right to use it!
7. Get Title Insurance & Do a Title Search
You need to make sure there are no legal claims, liens, or ownership disputes on the land. Skipping this step can mean losing the land altogether.
Before signing:
Run a title search to ensure there are no outstanding debts, ownership conflicts, or back taxes.
Buy title insurance to protect yourself from future claims.
This is especially important for land that has been passed down through generations, as unclear ownership records can lead to legal battles.
8. Know the True Value Before You Buy
Just because a seller is asking a certain price doesn’t mean the land is worth it. Overpaying can set you up for a bad investment.
Before signing:
Get a comparative market analysis (CMA) from a real estate expert.
Consider future development in the area (upcoming roads, subdivisions, or zoning changes can impact value!).
Don’t rush—sometimes waiting or negotiating can save you tens of thousands of dollars.
Final Thoughts: Do It Right or Regret It Forever
Buying land is one of the best investments you can make—but it’s also one of the easiest ways to lose money if you don’t do your homework.
Before you sign, make sure you’ve checked zoning laws, surveyed the land, confirmed water access, tested the soil, calculated hidden costs, verified legal access, run a title search, and confirmed the land’s true value.
If you’re serious about buying land and want to avoid costly mistakes, reach out—I specialize in helping buyers find the right property at the right price. Let’s make sure your land purchase is one you’ll be proud of for years to come!
