Short answer
On acreage, the land decides more than the house, if there even is one! Check viability, water availability, utility access, sewer requirements, restrictions, easements and zoning before you fall in love with the space
Water and waste
If there's already a well, we want to know the depth, age, and water quality testing results. If a septic is present, we want to know the age, capacity, type and compliance status. Installation and replacement costs are significant, so this is not a minor detail.
Request well records, recent water-test results, septic plans, pumping history, and any inspection or compliance documents. Have qualified professionals evaluate the systems and confirm local requirements. A listing description is not proof of water quality, system condition, or permitted capacity.
Access
Is the driveway on your land? Are there Easements? Is the road public or private? And who plows in winter, and is that in writing?
Confirm legal access in the recorded documents with your title company or a real estate attorney. Check any shared-drive or private-road agreement for maintenance responsibilities and costs. Physical access during a showing does not establish a legal right to use the road.
Zoning and use
How you intend to use the land will matter. We'll want to know what you may build, how many animals you may keep, and whether outbuildings or a home business are permitted as applicable to your situation. Rules vary by county and township.
For undeveloped land, ask the local planning and environmental-health offices about buildability, setbacks, wetlands, septic suitability, and permit requirements before assuming a home site is possible. Confirm power, internet, and water options with the providers, including installation costs. Acreage alone does not tell you how much land is usable.
Financing
Some lenders treat acreage, hobby farms, and outbuildings differently. Use a lender who has closed these before. Raw land is subject to it's own financing hurdles, fortunately we can help with those too.
Ask about the specific parcel before relying on a pre-approval: land-only purchases, seasonal dwellings, agricultural use, and unusual outbuildings may need different financing. USDA guaranteed home loans are intended for eligible primary residences in eligible rural areas, not a general loan option for recreational land or vacation cabins.
What this means for you
Ask about these questions before making an offer, and ideally before even checking out the property. They eliminate more properties than price does, saving you time and energy in the long run.
Plan Your Next MoveSources
Related guides
General education from AM Realty MN, brokered by LPT Realty, LLC. Not legal, tax, or lending advice.