Don’t Get Burned: 3 Things You Must Check Before Buying Raw Land in 2026

The “Golden Rule” of Land Buying

Buying raw land is exciting, but it’s easy to get caught up in the beauty of a mountain sunset and forget the practicalities. In 2026, the process of buying vacant land requires a bit more than just a handshake and a deed.

Whether you are looking at a parcel in the Arizona desert or a forest lot in Colorado, here are the three critical “Due Diligence” steps you must take to protect your investment.

1. Water Rights vs. Water Access

In the West, water is more valuable than gold. Just because there is a river nearby or you own the dirt doesn’t mean you have the right to use the water.

• Colorado: You must check with the Division of Water Resources to see if your lot is eligible for a residential well permit.

• Arizona: In many rural areas, “Haul and Hold” (using a cistern and a delivery truck) is the standard. It’s affordable and common, but you need to know this before you close.

2. Legal vs. Physical Access

This is where many buyers get stuck.

• Legal Access: Means there is a recorded easement or road on the county map.

• Physical Access: Means you can actually drive a truck to the property. In counties like Fremont, a road might exist on paper but be under five feet of snow in the winter or require a 4×4 vehicle. Always ask for GPS coordinates to “virtually” drive the route using satellite imagery.

3. Zoning and “Use Cases.”

Don’t assume you can build whatever you want. Every county has a Zoning Department that dictates:

• Minimum square footage for homes.

• If Tiny Homes or RVs are allowed (and for how long).

• If you can keep livestock or horses.

We Are Here to Help

Doing this research entirely from scratch can be overwhelming. At CheapLandFarm, we believe in transparency. We disclose our best knowledge: When we purchase a lot, we conduct our own preliminary research on title, access, and basic zoning. We share these findings with you to give you a solid head start on your own due diligence.  Click to view our Featured Properties.

Not sure where to start? Every piece of land is different, and the rules change quickly. If you have questions about a specific county or want to know if a lot fits your dream, don’t guess—ask!

Contact Us Today: We would be happy to guide you through the process and help you find the perfect parcel. Call us at 463-218-7280 or send us an email info@chepalandfarm.com to start your journey.