Land Tips With so many real estate websites offering "one-of-a-kind" land, we thought we would share some important questions that a potential buyer of raw land buyer must consider before making an offer or even purchase.  The consumer must be fully informed when making this important investment decision. We hope this short checklist will be helpful when considering your next land purchase and please don't hesitate to email us (Western Land Management LLC) with any questions you might have. Building Sites.  What is the topography like?  Is there a physical site large enough for a building?  What permits are required by the county for a building site?  Zoning issue?  Did you call the local building and planning department? How hard is it to obtain a building permit in the county? What is the land like in all seasons - Winter vs. Summer?  Did you confirm your assumptions with a ground visit?  What buffers exist around building sites?  What about septic?  Does the ground perc?  Is there a minimum width for a driveway?  Does your driveway have to connect to a county road?  What are the requirements for a county spec road?  Any cultural sites on the property that would prevent a building?  Any environmentally sensitive species near or on your property that would prevent building?  Is the property insurable against fire, water?  Is the building place in a flood zone? Water sources.  Make your purchase contingent upon finding water.  Where are you going to get water?  Well?  How deep is the water?  How much will it cost?  Did you pull other nearby well logs?  Is there a creek on your property? Do you have to have a water right to draw from the surface?  What permits  are required?  Power.  Where is the closet power source?  Is it a transmission or a distribution line?  How much does it cost per pole to bring power? Are there Covenants, Conditions, or Restrictions in the neighborhood that require underground power.  Access.  Location. Location. Location.  Is the land "land locked"? Will you have deeded access to the property?  Is the access insurable through a title company?  How are the roads?  Are they county maintained?  Are the roads gravel roads, paved, or impassable dirt trails?  County Road frontage?  Any prescriptive easements?  Regarding cattle, fence out state? Mineral Rights.  Do you own the mineral rights or does someone else own the minerals under the surface?  Coal Rights?  Timber Rights? Preliminary Title Report.  Who has easements through your property?  Did you request each substantiating document listed in the preliminary title report?  Maps.  Did you pull an aerial photo?  What is the resolution/scale?  Did you look at a USGS 7.5 minute quadrangle topographic map? Public Services.  How far away are the closest emergency services?  Fire Dept.?  Police?  Ambulance?  Medical? Price.  What comps are available for your lender?  Does the land have any increasing value potential?  What is the local land market doing?  How far to nearest population base?  Does the property have any income potential?  Timber cruise?  Mineral leases? Neighbors.  Who are the surrounding neighbors?  Do they own any animals?  What is the condition of their property? Conveyance.  What type of deed will be used to convey the property?  General Warranty?  Special Warranty?  Grant, Bargain, and Sale Deed? Taxes.  Did you visit the county assessor website to view past ownership and tax document history?  Is there any agricultural back taxes that are owed?  Will the tax zone increase when you purchase the property? Survey.  Was the boundary surveyed using a GPS or was it surveyed using a certified surveying method?  Are the corners set?  Border national forest or BLM?  Did you pull the BLM/USFS notes on the property? Property improvement.  How much value can be added by building new roads?  Subdivision? Is the land allowed to be further subdivided?  What is the minimum acreage allowed? New pond or lake?  Clearing brush?  Selective logging?   CONTACT US