When buying land, missing even one detail during due diligence can lead to expensive setbacks. Most guides stop at surface-level tips like checking access or confirming zoning. But real land investors know that success is in the details.
This is the most comprehensive land due diligence checklist ever published. We have broken down the entire process into 100 clear and strategic steps. Each one explains not just what to check, but why it matters and how to do it effectively. Whether you’re flipping land, developing property, or buying for long-term investment, this list will keep you protected and profitable.
We have grouped these 100 steps into five core phases:
- Pre-offer preparation
- Property investigation
- Title and legal validation
- Financial and feasibility analysis
- Final review and closing
Let’s begin with Step 1 and go all the way to Step 100.
What is land due diligence step 1?
Land due diligence step 1 is to define your goal for the property. You should clarify whether you plan to flip the land, build on it, subdivide it, or hold it long-term. This helps you focus only on properties that align with your outcome and filters your decisions with purpose.
What is land due diligence step 2?
Land due diligence step 2 is to locate the parcel using the county’s GIS mapping system. By finding the exact coordinates, you confirm location accuracy and prepare for evaluating access, surroundings, and topography.
What is land due diligence step 3?
Land due diligence step 3 is to confirm the property’s zoning classification. Knowing whether the land is zoned for residential, agricultural, commercial, or another use determines what you can legally build or operate.
What is land due diligence step 4?
Land due diligence step 4 is to obtain the parcel ID number and tax history. The parcel number is essential for pulling public records, and the tax record shows whether the land is free from delinquencies or special assessments.
What is land due diligence step 5?
Land due diligence step 5 is to verify legal access to the land. This means confirming there is a recorded right to enter the parcel, whether by public road or legal easement, even if the property appears accessible on maps.
What is land due diligence step 6?
Land due diligence step 6 is to pull the plat map or survey. A plat map will show the dimensions and boundaries of the property, which is critical for identifying encroachments or irregular shapes that may limit development.
What is land due diligence step 7?
Land due diligence step 7 is to use satellite imagery to examine the parcel. This gives you a broad view of nearby features, vegetation, road conditions, and land use patterns that might not be visible in person right away.
What is land due diligence step 8?
Land due diligence step 8 is to use street view tools to understand the area’s character. This includes evaluating the condition of nearby properties, traffic, elevation changes, and general neighborhood appeal.
What is land due diligence step 9?
Land due diligence step 9 is to check for prior listings or sale history. Understanding if the land has been listed before, and at what price, can reveal motivation to sell or past challenges in moving the property.
What is land due diligence step 10?
Land due diligence step 10 is to search for county violations or enforcement records. Properties that have been flagged for dumping, illegal building, or environmental issues may come with added risk or cleanup costs.
What is land due diligence step 11?
Land due diligence step 11 is to determine whether the parcel lies within a FEMA flood zone. This affects insurance, financing, buildability, and may require elevation certificates if construction is planned.
What is land due diligence step 12?
Land due diligence step 12 is to review soil and vegetation patterns from aerial maps. Areas with heavy brush, water retention, or sandy terrain may require expensive clearing, grading, or geotechnical assessments.
What is land due diligence step 13?
Land due diligence step 13 is to find out whether the land is governed by an HOA or subject to deed restrictions. These could limit what types of structures you can build or whether short-term rentals are allowed.
What is land due diligence step 14?
Land due diligence step 14 is to identify the availability of utilities such as electric, water, and sewer. The closer these services are to your parcel, the less it will cost to connect them during development.
What is land due diligence step 15?
Land due diligence step 15 is to speak with local residents or neighbors. They may share insights about flooding, fire risk, wildlife, or other site conditions that don’t appear in public records.
What is land due diligence step 16?
Land due diligence step 16 is to analyze elevation data and terrain slope. Steep or uneven ground can increase construction difficulty and affect how much of the parcel is actually usable.
What is land due diligence step 17?
Land due diligence step 17 is to research whether there are mineral rights, easements, or third-party claims recorded against the land. These could reduce your control or ability to use the property as planned.
What is land due diligence step 18?
Land due diligence step 18 is to contact the planning department about building setbacks. Setbacks limit where you can place structures and vary by zoning, road frontage, and environmental overlay.
What is land due diligence step 19?
Land due diligence step 19 is to request a preliminary title report. This provides early warning about clouds on title, unpaid liens, ownership history, or claims that could affect a clean closing.
What is land due diligence step 20?
Land due diligence step 20 is to create a checklist or spreadsheet to track your due diligence process. Keeping everything organized helps ensure no step is missed and provides documentation for future buyers, lenders, or partners.
What is land due diligence step 21?
Land due diligence step 21 is to research the quality of nearby schools and community services. This impacts long-term value and is especially important if you plan to build or resell to residential buyers.
What is land due diligence step 22?
Land due diligence step 22 is to determine whether emergency and fire response services are available to the parcel. Some rural areas have limited coverage, which affects safety and insurance premiums.
What is land due diligence step 23?
Land due diligence step 23 is to identify nearby nuisance properties, industrial sites, junkyards, or floodplains that can affect the land’s desirability. Use satellite imagery, county zoning maps, or a site visit to uncover concerns that may not appear in listings. Walk or drive the surrounding area and pay attention to environmental noise, smells, or runoff from adjacent lots.
This will help you know whether the surrounding environment aligns with your intended use. It also allows you to avoid land that could be difficult to sell or develop due to factors beyond your control. By uncovering these nuisances now, you protect your investment from buyer objections, value loss, or regulatory issues later.
What is land due diligence step 24?
Land due diligence step 24 is to verify whether any endangered species habitats are mapped on or near the property. State and federal agencies sometimes restrict land use to protect rare wildlife or sensitive ecosystems.
This step helps you avoid land where development might be blocked, delayed, or require costly environmental impact studies. It gives you a clearer picture of what is realistically buildable or usable.
What is land due diligence step 25?
Land due diligence step 25 is to contact the county’s environmental health department for septic requirements. If the parcel is not connected to sewer, you’ll need to confirm whether a septic system is allowed and under what conditions.
This protects you from buying land that appears buildable but turns out to be unusable due to soil or spacing limitations for septic systems.
What is land due diligence step 26?
Land due diligence step 26 is to determine the minimum lot size required for development. Some counties require parcels to be a certain size before any construction permits can be issued.
By knowing this, you can avoid parcels that are “legal but not buildable,” saving time and money in your project planning.
What is land due diligence step 27?
Land due diligence step 27 is to check if the parcel has any recorded encroachments from neighbors. An encroachment could be a fence, shed, or even a driveway that crosses over property lines.
This helps you avoid legal disputes and ensures that your land boundaries are respected and usable without interference.
What is land due diligence step 28?
Land due diligence step 28 is to confirm whether the parcel is landlocked. Landlocked means it has no legal or physical access to a public road, which can severely limit usability.
Doing this protects you from buying a piece of land that appears cheap but ends up requiring expensive legal action or easements to access.
What is land due diligence step 29?
Land due diligence step 29 is to request a recent land survey or consider ordering one. A survey confirms boundary lines, identifies easements, and clarifies legal descriptions.
This gives you clarity and avoids future problems with title transfer, fencing, or development that crosses into neighboring land.
What is land due diligence step 30?
Land due diligence step 30 is to look up the elevation certificate if the parcel is in a flood zone. An elevation certificate confirms how high the land sits relative to flood level and affects insurance requirements.
Knowing this early helps you plan for flood insurance costs or engineering needs during construction.
What is land due diligence step 31?
Land due diligence step 31 is to identify any buried oil tanks or hazardous material history. This is especially important in rural or former industrial areas.
It protects you from future cleanup liability and ensures your land is safe for use and resale.
What is land due diligence step 32?
Land due diligence step 32 is to research if the land is in an airport flight path or military zone. Constant aircraft noise can affect livability and resale appeal.
Understanding this helps you choose parcels where environmental noise or restricted airspace will not cause future issues.
What is land due diligence step 33?
Land due diligence step 33 is to contact the utility companies directly about connection feasibility. Public power, water, and gas access often depend on distance from utility lines and available capacity.
Doing this early helps avoid the shock of $10,000 or more in hookup fees that were not anticipated.
What is land due diligence step 34?
Land due diligence step 34 is to confirm if the property falls under historical preservation rules. Some properties or districts may have development restrictions due to heritage protections.
This helps you avoid costly design requirements or limitations on what can be built or removed from the land.
What is land due diligence step 35?
Land due diligence step 35 is to verify if the land is under an agricultural exemption or classification. These tax designations lower annual taxes but may come with land use restrictions.
Knowing this helps you evaluate the long-term cost and whether the property can be easily converted to other uses.
What is land due diligence step 36?
Land due diligence step 36 is to identify whether the land is in a fire hazard severity zone. Some areas require special building codes or insurance coverage based on fire risk levels.
This protects your project from delays, extra construction costs, or difficulties obtaining insurance.
What is land due diligence step 37?
Land due diligence step 37 is to check nearby development plans or road expansions. Your parcel could increase in value or lose privacy based on these plans.
This allows you to make smarter investment choices with the long-term surroundings in mind.
What is land due diligence step 38?
Land due diligence step 38 is to review the county’s comprehensive plan. This long-term planning document shows future land use changes, zoning shifts, and infrastructure priorities.
It helps you understand whether your investment will become more or less favorable over time.
What is land due diligence step 39?
Land due diligence step 39 is to evaluate fire and emergency response distances. Insurance premiums and development rules often depend on how close the nearest fire station is.
Knowing this helps you estimate long-term ownership costs and buyer appeal.
What is land due diligence step 40?
Land due diligence step 40 is to verify whether your land is within a wetland area or subject to Army Corps of Engineers regulation. These designations restrict digging, grading, or changing natural water flow.
This protects you from buying land that seems usable but is legally protected and undevelopable without extensive permitting.
What is land due diligence step 41?
Land due diligence step 41 is to confirm whether the land is within a designated opportunity zone. These zones can provide tax advantages for long-term investors, including capital gains deferrals or exclusions.
Knowing this helps you decide if the parcel qualifies for incentive-based development or if it aligns with your tax strategy.
What is land due diligence step 42?
Land due diligence step 42 is to check for military flight training zones or bombing ranges nearby. These may not be shown on commercial maps but could cause noise, safety restrictions, or lower property values.
This protects you from purchasing land in zones where future use could be interrupted by federal activity or resident concerns.
What is land due diligence step 43?
Land due diligence step 43 is to confirm that the parcel is not under dispute or in probate. Sometimes family members or heirs may not agree on the sale, which can delay or cancel closings.
This helps you avoid legal entanglements that could trap your funds in escrow or result in lawsuits.
What is land due diligence step 44?
Land due diligence step 44 is to check whether your intended use requires a conditional use permit. Not all zoning automatically allows your plan, especially if you’re building a tiny home, installing an RV pad, or doing glamping.
This helps you determine if the use is allowed outright or if you’ll need to apply and wait for board approval.
What is land due diligence step 45?
Land due diligence step 45 is to investigate whether the land has access to a maintained road. A road may appear on maps but could be private, seasonal, or impassable.
This helps you estimate access improvement costs and avoid situations where buyers or contractors can’t reach the land reliably.
What is land due diligence step 46?
Land due diligence step 46 is to confirm who maintains access roads and easements. Some shared roads are maintained by neighbors, HOAs, or not at all.
This helps you estimate annual costs or understand if disputes over maintenance could arise in the future.
What is land due diligence step 47?
Land due diligence step 47 is to contact the assessor’s office to confirm valuation and reassessment policy. Some states reset land value upon sale, while others use long-term valuation formulas.
This helps you forecast your future property tax burden and make sure your deal still pencils out after closing.
What is land due diligence step 48?
Land due diligence step 48 is to examine zoning overlays and special districts. Overlays can impose extra rules beyond base zoning, including design themes or stormwater controls.
This helps you prevent design violations and avoid permitting surprises down the line.
What is land due diligence step 49?
Land due diligence step 49 is to confirm whether the property requires a land use or environmental review before development. These processes are common near coastlines, wetlands, and urban expansion areas.
This helps you plan timelines more accurately and avoid permit delays due to required studies.
What is land due diligence step 50?
Land due diligence step 50 is to request recent documentation on neighboring wells or drilling logs. Well depth and flow rates can vary dramatically by region.
This helps you estimate whether water access will be sufficient and affordable for your planned use.
What is land due diligence step 51?
Land due diligence step 51 is to check whether any liens exist on the property. These may include unpaid contractor bills, back taxes, or legal judgments.
This ensures you don’t inherit debts that cloud the title or interfere with your ability to resell.
What is land due diligence step 52?
Land due diligence step 52 is to confirm if the property lies within a conservation district. These districts may prohibit tree removal, soil grading, or construction within certain distances of natural features.
This helps you avoid purchasing land with heavy use restrictions that limit your plans.
What is land due diligence step 53?
Land due diligence step 53 is to research mineral rights ownership. In some states, mineral rights can be severed from surface rights and sold separately.
This ensures no one can drill, mine, or otherwise disturb your land without permission.
What is land due diligence step 54?
Land due diligence step 54 is to request a soils map or NRCS report for the parcel. The Natural Resources Conservation Service provides free soil data across the U.S.
This helps you understand how suitable the soil is for farming, building, or installing septic systems.
What is land due diligence step 55?
Land due diligence step 55 is to identify the presence of sinkholes or subsurface instability. These risks are more common in areas with limestone geology, like Florida or Kentucky.
This protects you from structural risk and future remediation expenses that can be severe.
What is land due diligence step 56?
Land due diligence step 56 is to evaluate whether the property lies near a landfill or waste site. Odors, pests, and ground contamination are all common in these areas.
Avoiding land near waste facilities can preserve your land’s long-term value and make it easier to resell.
What is land due diligence step 57?
Land due diligence step 57 is to verify if the land qualifies for financing. Raw land is not always accepted by traditional lenders, and some properties only qualify for cash or hard money.
This helps you plan the right exit or acquisition strategy and avoid being stuck due to lack of funding.
What is land due diligence step 58?
Land due diligence step 58 is to analyze mobile signal and broadband availability. Even remote land buyers often want at least basic cellular or satellite internet access.
This helps you understand whether your parcel fits modern expectations and remote work capabilities.
What is land due diligence step 59?
Land due diligence step 59 is to check whether public transportation or road expansions are planned nearby. These can influence value positively or negatively.
You’ll be able to assess whether future infrastructure adds convenience or introduces traffic and congestion issues.
What is land due diligence step 60?
Land due diligence step 60 is to confirm who owns the land immediately around your parcel. Ownership patterns can indicate future developments, privacy concerns, or commercial threats.
This helps you understand what to expect in the surrounding area and who may influence future zoning or land use changes.
What is land due diligence step 61?
Land due diligence step 61 is to research short-term rental rules. If you plan to use the land for Airbnb or vacation stays, check county codes and HOA rules to confirm whether short-term rentals are allowed or restricted.
This helps you avoid buying land that later prevents your planned revenue model or triggers fines and legal issues.
What is land due diligence step 62?
Land due diligence step 62 is to request a soil report if the land is sloped, rocky, or near water. A geotechnical engineer can assess stability, drainage, and required foundation types.
This helps you estimate construction costs and feasibility with much higher accuracy before making the purchase.
What is land due diligence step 63?
Land due diligence step 63 is to confirm whether irrigation water rights are included with the parcel. In agricultural zones, water rights are often separated and highly valuable.
This helps you know whether farming, landscaping, or resale to growers is possible or limited.
What is land due diligence step 64?
Land due diligence step 64 is to research any recent insurance claim activity. Check public records or seller disclosures for past fire, flooding, or vandalism events.
This helps you spot red flags that could increase your risk or suggest ongoing problems.
What is land due diligence step 65?
Land due diligence step 65 is to verify whether property taxes are capped or reassessed at sale. Some jurisdictions reassess land to market value after a purchase.
This helps you calculate long-term ownership costs and avoid tax increases that damage profitability.
What is land due diligence step 66?
Land due diligence step 66 is to check for endangered species habitat designations. These protections can limit clearing, fencing, and building, especially in desert or coastal areas.
Knowing this helps you avoid parcels that look promising but come with federal or state restrictions that halt development.
What is land due diligence step 67?
Land due diligence step 67 is to examine wildfire hazard severity maps. Counties in fire-prone areas often publish zones with special insurance or building requirements.
This helps you factor in safety and insurance costs and decide whether fire mitigation will be necessary.
What is land due diligence step 68?
Land due diligence step 68 is to research broadband availability in the area. Check for fiber, DSL, or satellite options if remote work or streaming will be required.
This helps you determine whether modern internet needs can be met, which matters for personal use or resale.
What is land due diligence step 69?
Land due diligence step 69 is to compare recent sales of similar land in the area. Look for size, zoning, topography, and access when analyzing comps.
This helps you avoid overpaying and builds your confidence in the deal’s potential resale or equity.
What is land due diligence step 70?
Land due diligence step 70 is to determine if the land has ever had a boundary or access dispute. This information may show up in title records or court filings.
It helps you avoid conflict with neighbors and unexpected legal costs down the road.
What is land due diligence step 71?
Land due diligence step 71 is to request a consultation with the county’s planning department. Most planning officials will provide informal guidance about building or zoning questions.
This helps you validate your assumptions and make sure your plan aligns with local expectations before committing.
What is land due diligence step 72?
Land due diligence step 72 is to analyze how quickly similar land parcels are selling. This is called the absorption rate and shows how fast inventory moves.
It helps you gauge how long the land may sit on the market if you decide to flip or exit.
What is land due diligence step 73?
Land due diligence step 73 is to identify any utility easements, setbacks, or overlay restrictions. These areas reduce the space where you can build or place structures.
Knowing this helps you avoid overestimating how much of the land is actually usable.
What is land due diligence step 74?
Land due diligence step 74 is to confirm that the parcel meets the minimum size requirements for building. Some areas require specific acreage for septic, farming, or residential construction.
This helps you avoid discovering too late that the land is legal but not eligible for development.
What is land due diligence step 75?
Land due diligence step 75 is to check whether the land falls within a special taxing district. These include Mello-Roos, fire protection districts, and utility surcharges.
This helps you budget accurately for holding costs and avoid surprise tax bills later on.
What is land due diligence step 76?
Land due diligence step 76 is to assess the strength of the local economy. Look at population growth, building permits, and employment trends.
This gives you an idea of whether the land is likely to appreciate or if the market is in decline.
What is land due diligence step 77?
Land due diligence step 77 is to check for agricultural or industrial activity nearby. Things like feedlots, manufacturing plants, or train yards can reduce residential appeal.
Knowing this helps you evaluate buyer objections before they become your problem after purchase.
What is land due diligence step 78?
Land due diligence step 78 is to request groundwater depth data or well logs. Well drilling costs vary significantly by region and depth.
This helps you estimate total development cost and assess if water will be reliable and affordable.
What is land due diligence step 79?
Land due diligence step 79 is to verify whether the property lies under more than one jurisdiction. Some parcels straddle counties, cities, or special districts.
This helps you prepare for complex permitting and avoid regulatory confusion.
What is land due diligence step 80?
Land due diligence step 80 is to have a title officer or attorney review the full legal description. This ensures the boundaries, rights-of-way, and access are clearly stated and match the survey.
This helps you avoid future legal problems and guarantees you’re getting what you’re paying for.
What is land due diligence step 81?
Land due diligence step 81 is to determine whether there are shared access agreements in place. Shared driveways or private roads may come with usage rules and cost-sharing responsibilities.
This helps you understand long-term obligations and whether those terms fit your goals for development or resale.
What is land due diligence step 82?
Land due diligence step 82 is to evaluate whether the property lies near any tribal lands or reservations. These areas may have separate laws, cultural protections, or development restrictions.
This helps you ensure your project won’t face unexpected jurisdictional issues or pushback from local communities.
What is land due diligence step 83?
Land due diligence step 83 is to check for cemetery easements or historic burial sites. Some rural or older properties may contain or border protected areas.
This protects you from legal barriers to development and from resale difficulties tied to cultural sensitivity.
What is land due diligence step 84?
Land due diligence step 84 is to verify access during different seasons. Some roads become impassable during heavy rain or snow.
This helps you avoid land that looks accessible in summer but becomes unusable during the rest of the year.
What is land due diligence step 85?
Land due diligence step 85 is to estimate cost of clearing the land. Dense brush, trees, or rock can add thousands of dollars to your development costs.
This helps you budget accurately and compare parcels based on actual readiness.
What is land due diligence step 86?
Land due diligence step 86 is to research nearby proposed developments. New housing, shopping centers, or highways can increase or decrease your land’s value.
This helps you time your investment and understand future demand in the area.
What is land due diligence step 87?
Land due diligence step 87 is to confirm whether the property falls under Coastal Commission or shoreline regulations. These areas have strict development limits.
This helps you understand what approvals are needed and whether restrictions will delay your project.
What is land due diligence step 88?
Land due diligence step 88 is to request FEMA map overlays beyond basic flood zones. These may include erosion, liquefaction, or landslide risks.
This helps you evaluate total hazard exposure and whether mitigation will be required.
What is land due diligence step 89?
Land due diligence step 89 is to check whether the property was previously subdivided. Past splits may affect what you can do with it today.
This helps you know whether combining or re-subdividing the land is possible and legal.
What is land due diligence step 90?
Land due diligence step 90 is to determine if the parcel is part of a land patent or government land grant. These legacy records can affect title transfer and water rights.
This helps ensure your ownership will be properly documented and transferable.
What is land due diligence step 91?
Land due diligence step 91 is to check for neighboring land use changes or rezoning applications. Your quiet parcel today may become surrounded by high-density housing.
This helps you assess long-term value and land use compatibility.
What is land due diligence step 92?
Land due diligence step 92 is to verify location of corner markers or monuments. Survey pins provide exact boundary points.
This helps you confirm that fences, structures, and improvements are within legal bounds.
What is land due diligence step 93?
Land due diligence step 93 is to ask the seller for any unrecorded information. These might include informal access agreements, old surveys, or family arrangements.
This helps you gather insights that might not show up in public records but still impact value.
What is land due diligence step 94?
Land due diligence step 94 is to confirm parcel merge restrictions. Some counties do not allow combining lots unless certain criteria are met.
This helps you know if your multi-lot strategy or expansion plan will work.
What is land due diligence step 95?
Land due diligence step 95 is to ask about neighbor disputes or complaints. Sellers are often aware of past issues that aren’t listed publicly.
This helps you avoid community friction or future conflicts over boundaries and noise.
What is land due diligence step 96?
Land due diligence step 96 is to review the parcel’s slope with a civil engineer if you’re building. Even slight grade changes can influence drainage and foundation cost.
This helps you prevent design mistakes and plan appropriate site work.
What is land due diligence step 97?
Land due diligence step 97 is to research nearby crime rates or illegal dumping. Some rural parcels become targets for trash, squatting, or theft.
This helps you assess security needs and the desirability of long-term use or resale.
What is land due diligence step 98?
Land due diligence step 98 is to verify driveway permits or access approval from the road authority. Some areas require special encroachment permits.
This helps ensure your future entry point is legal and won’t be denied by the county.
What is land due diligence step 99?
Land due diligence step 99 is to double-check all required permits and fees before purchase. Planning, grading, and utility departments may each charge separate amounts.
This helps you avoid hidden costs that surprise you post-closing.
What is land due diligence step 100?
Land due diligence step 100 is to review all documentation with a real estate attorney or title expert. This final step ensures that everything matches across contracts, deeds, and county records.
This protects your investment and makes sure your closing goes smoothly without overlooked risks.
Mini FAQ: Land Due Diligence
What is land due diligence?
Land due diligence is the process of verifying everything about a parcel before buying it. It includes reviewing zoning, access, title, environmental risks, and development feasibility to avoid costly surprises.
How many steps are involved in land due diligence?
There are 100 essential steps in a complete land due diligence process. These cover location research, legal status, physical features, financial implications, and compliance with local and federal laws.
Why is land due diligence important?
Land due diligence protects you from legal, financial, and development issues. It helps confirm that the land is usable for your intended purpose and reduces the risk of buying a property with hidden problems.
Can I perform land due diligence without a lawyer?
Yes, you can perform many due diligence steps on your own, especially with the right tools and resources. However, it’s recommended to consult a lawyer for title review, legal descriptions, and contract terms.
How long does land due diligence take?
A basic land due diligence process may take 1 to 2 weeks, while a full 100-step analysis could take 3 to 4 weeks depending on property complexity, response times, and whether professionals are involved.
