8 Critical Questions to Ask Before Buying Raw Land (Don’t Skip #5!)

8 Critical Questions to Ask Before Buying Raw Land (Don’t Skip #5!)

Buying raw land is incredibly exciting. Whether you are looking for a secluded hunting camp, a spot to park your RV, or a long-term investment property, owning a piece of the great outdoors is a classic American dream.

However, buying vacant land is completely different from buying a traditional house. There are hidden rules, zoning traps, and utility questions that can catch first-time buyers completely off guard. If you are still weighing your options, it’s helpful to understand the many benefits of buying raw land as a long-term strategy.

At CheapLandFarm.com, we want you to buy with confidence. To help you navigate the process, we have compiled the top 8 questions every land buyer asks—along with the simple, straightforward answers you need to know before you sign a deed.

1. Can I drive a regular car to the property?

Not always. Many affordable, rural land parcels are located off dirt roads, gravel paths, or unmaintained county easements. While some lots have beautiful paved highway access, others require a 4×4 vehicle, an ATV, or a high-clearance truck—especially during rainy or snowy seasons. Always check the specific property listing details or ask the seller directly about current road conditions before visiting.

2. What is the difference between “Legal Access” and “Physical Access”?

This is a trap that trips up many land buyers:

• Legal Access: This means you have a lawful right to cross over surrounding parcels to get to your land (usually through a recorded easement or public road frontage). You cannot be sued for trespassing.

• Physical Access: This means an actual, drivable road or path physically exists on the ground.

 A piece of land can have legal access on paper, but the actual dirt road hasn’t been cleared or built yet. 

3. Can I live in an RV or build a tiny home on the land?

It depends entirely on local county zoning laws and HOA/POA rules. Many rural counties are incredibly friendly to RV camping, allowing you to park your rig for 14 to 30 days out of the year for hunting or vacationing. However, living in an RV full-time or building a tiny home usually requires specific permits, a minimum square footage requirement, or an approved waste system.

Zoning laws vary wildly by region. For example, if you are looking at properties out West, you’ll want to review resources like the Colorado: Zoning Quick links by County page to see what local rules apply to your target area.

4. Are there any restrictions on what I can build or do?

Yes. Beyond standard county zoning (like Agricultural or Residential), you must look out for CC&Rs (Covenants, Conditions, and Restrictions). If a piece of land sits inside a planned subdivision, an association might restrict things like the type of livestock you can keep, the materials you can use to build, or whether mobile homes are allowed.

5. Does the property have water, power, or sewer?

Most highly affordable raw land is unimproved, meaning it is a blank slate with no active utilities. Before you buy, make sure you understand the core differences between vacant land vs. raw undeveloped land so you know exactly what kind of infrastructure work lies ahead:

• Power: You will either need to pay the local utility company to extend nearby power lines, or set up an off-grid solar panel system.

• Water: You will generally need to drill a fresh-water well, set up a rain-catchment cistern, or haul water in.

• Sewer: You will need to install a private septic system.

6. What is a “Perc Test” and why is it so important?

A percolation (perc) test measures how quickly water drains through the soil on your property. If you ever want to build a cabin or home that uses a traditional underground septic system, the county health department will require a passed perc test before issuing a building permit. If the soil has too much rock or clay and fails the test, you may have to install a more expensive alternative septic system.

7. How does Owner Financing work when buying land?

Traditional banks rarely like to lend money for raw, undeveloped land. That’s why we offer simple owner financing (also called seller financing) directly through CheapLandFarm.com. Contact us at info@cheaplandfarm.com to learn more.

Instead of dealing with strict bank credit checks and massive paperwork, you simply make a small down payment and sign a land contract. You then make affordable monthly payments directly to us. Once the balance is paid off, the deed is officially transferred into your name!

8. What is the difference between a Warranty Deed and a Quitclaim Deed?

• Warranty Deed: This is the gold standard. It legally guarantees that the seller owns the property free and clear, has the right to sell it, and that there are no hidden liens or back taxes attached to it.

• Quitclaim Deed: The seller simply transfers whatever ownership stake they might have over to you, but makes zero legal promises about the history of the title.

Our Promise: At CheapLandFarm.com,  we ensure  clear titles are passed to our buyers.

Got More Questions? We Have Answers!

Navigating the world of raw land doesn’t have to be confusing. If you are ready to start your land-owning journey, check out our current inventory of affordable acreage or join our exclusive Deal List to get discounted land alerts sent straight to your inbox