Questions Every Land Buyer Should Ask: Buying land is different from buying a house. There’s no kitchen to inspect, no roof to check for leaks, and no appliances to test. Instead, you’re buying possibility—and that possibility comes with questions that are often overlooked.

Most first-time (and even seasoned) land buyers get caught off guard by hidden issues that could derail their building plans, inflate their budget, or leave them stuck with unbuildable property. As a real estate expert focused on Connecticut land sales, I’ve guided hundreds of buyers through transactions that seemed simple on the surface but were full of legal, environmental, and regulatory pitfalls underneath.

This guide arms you with the 10 most important questions to ask before you commit to a land purchase. Use them as a checklist—and know that when you work with me, I’ve already asked these questions for you.

1. Is the Land Buildable According to Local Zoning Laws?

Not all land is buildable. Zoning regulations dictate what you can build, how big it can be, and even where it must sit on the lot.

Ask:

What is the property zoned for (residential, commercial, agricultural)?
What are the minimum lot size, frontage, setback, and coverage requirements?
Are variances needed for your intended use?

Connecticut Tip:

In rural towns like Morris or Eastford, residential zoning often requires 2-acre minimums and at least 150 feet of frontage. A 1.9-acre lot may look “almost there” but be unbuildable.

2. Is There Legal and Physical Access to the Property?

A piece of land may appear accessible—but looks can be deceiving.

Ask:

Does the property front on a public road, or does access depend on a private or shared driveway?
Is there a recorded easement granting access if no frontage exists?
Will the town issue a driveway permit based on current access conditions?

🔒 Buyers have unknowingly purchased landlocked parcels before. Without legal access, you may not get a building permit.

3. Has the Land Passed a Perc Test for Septic?

If the property isn’t connected to public sewer, you’ll need a septic system—and that requires a successful percolation (perc) test.

Ask:

Has a recent perc test been done? If so, is the report available?
Has the health department approved a septic plan for the lot?
Will the lot require a standard or engineered system?

Connecticut Example:

In Granby, a buyer had to spend over $30,000 on an engineered septic system due to poor soil—even though the lot was over 2 acres.

4. Is the Property in a Wetlands or Flood Zone?

Wetlands and floodplains may reduce or eliminate buildable area and trigger lengthy permitting.

Ask:

Is the property located in an Inland Wetlands zone?
Has a wetlands delineation been done by a certified soil scientist?
Is the property within a FEMA flood zone, and if so, what are the building elevation requirements?

Why It Matters:

Wetlands setbacks in Connecticut range from 50 to 100 feet. A small wetland can shrink your building envelope substantially.

📍Check GIS maps and CT ECO wetlands overlays for an initial scan, then verify with a site visit and professional opinion.

5. Are Utilities Available—And What Will It Cost to Hook Up?

You’ll need electricity, water, and possibly natural gas, internet, or cable.

Ask:

Are utility connections (power, water, sewer, gas) nearby?
Has anyone confirmed hookup availability from the local utility companies?
Will you need to drill a well, install a septic, or bring in poles or trench lines?

Common Costs:

Power: $1,500–$15,000 (depending on distance and trenching needs)
Well: $5,000–$12,000
Septic: $10,000–$40,000

🚧 In quiet towns like Scotland or Bridgewater, expect limited utility infrastructure—and higher setup costs.

6. Are There Any Easements, Encroachments, or Deed Restrictions?

Legal restrictions on the title can impact land use or limit your future plans.

Ask:

Are there easements for utility lines, shared driveways, or drainage?
Are there any right-of-ways or conservation restrictions on the deed?
Has a title search been completed?

🛑 Example: A buyer in Middlefield discovered that a conservation easement restricted development on half the lot—after closing.

A professional title review and survey can uncover these early.

7. What Are the Total Development Costs (Beyond the Purchase Price)?

Land buyers often underestimate the full cost to build. The land may be affordable, but the work needed to make it usable may not be.

Ask:

What are the estimated costs for clearing, grading, and excavation?
Will retaining walls or drainage infrastructure be needed?
What permits or impact fees apply?

💸 Budget an additional $40,000–$100,000+ for all prep, utilities, permits, and infrastructure before you even start vertical construction.

8. Is the Lot in an Approved Subdivision or an Original Parcel?

This determines whether the lot is legal to build on, and how you can further divide or modify it.

Ask:

Was the lot part of an approved subdivision? If so, is the plan on file with the town?
If not subdivided, does it qualify as an original buildable lot under zoning?
Can the lot be further subdivided in the future?

🗂️ In Connecticut, subdividing again may require town approval and trigger fees or road construction. Know before you buy.

9. What Do the Town’s Long-Term Plans Say About This Area?

Every town in Connecticut has a Plan of Conservation and Development (POCD). It tells you how the town views the future of your area.

Ask:

Is this area earmarked for conservation, development, or infrastructure upgrades?
Are there proposed zoning changes or moratoriums in this area?
Are there restrictions on tree clearing, ridgeline development, or architectural standards?

🌳 Some towns, like Madison or Greenwich, have strict design review or tree clearing ordinances on rural parcels.

Align your land goals with the town’s roadmap.

10. Is the Land Overpriced, Underpriced, or Fairly Valued?

This might be the hardest question to answer alone—land valuation is more nuanced than home valuation.

Ask:

How does this property compare to similar sold lots in the area?
Has a licensed appraiser or broker provided a valuation?
Does the price reflect any known drawbacks (wetlands, access issues, etc.)?

📊 In Connecticut, a 2-acre lot with poor access might sell for less than a 1.5-acre flat lot on a paved road.

Look beyond the price-per-acre and factor in the cost of making the land buildable.

🧭 Bonus: Who Should I Involve in This Transaction?

Surround yourself with the right team:

Land-focused REALTOR® who understands zoning and permits
Licensed surveyor to identify boundaries and physical features
Soil scientist for septic approvals
Land use attorney to review deeds and legal access
Builder or engineer to provide rough estimates for development

Final Thoughts: Smart Questions = Smarter Land Buys

If you’re asking these 10 questions before you buy land, you’re already ahead of 90% of the market. And if you’re working with a professional who answers them before you even ask, you’re in the right hands.

Purchasing land is not just about price—it’s about potential, and potential only becomes reality when the details check out.

Let me help you evaluate a parcel, guide you through the zoning maze, and make sure your land purchase becomes the foundation of something great.

Top 10 Questions Every Land Buyer Should Ask