The game has changed. Land is no longer just for farmers, hunters, or old-school investors. In 2025, prominent companies like BlackRock, Disney, and even FEMA are making headlines for acquiring massive tracts of land in states such as North Carolina, California, and North Dakota. Meanwhile, smaller investors are asking: Is there still room for me?
The answer is yes, but only if you understand how to play smarter.
This guide is your roadmap. Whether you’re evaluating land in the Carolinas or wondering about the real estate moves of government agencies and Chinese companies, we’ll break down everything you need to know. From spotting red flags to understanding the buying process state-by-state, let’s make sure your next land purchase sets you up for lasting success.
What should I know before buying land in North or South Carolina?
Before buying land in the Carolinas, you should understand local zoning laws, access requirements, flood zones, land trends, and increased interest from large institutions and government agencies.
North Carolina and South Carolina are among the hottest markets for rural and suburban land investments. The appeal lies in their low taxes, mild climate, flexible zoning in certain counties, and proximity to growing metro areas. But that doesn’t mean every parcel is a winner. If you go in blind, you could end up with unusable land, delayed development rights, or limited resale options.
Here’s what every smart investor should know:
🧭 Zoning and Permitted Use
Each county has its own rules. Some areas in North Carolina, for example, allow RV living and off-grid development, while others require septic permits and strict setbacks.
Tip: Always call the planning department before committing, even if the listing looks flexible.
🛣️ Access and Road Frontage
Legal, deeded access is non-negotiable. Many parcels in South Carolina’s rural zones are “landlocked” and only reachable via neighboring properties.
Fix: Ask for a plat map and confirm easements are recorded with the county.
🌊 Flood Zones and Wetlands
Both Carolinas have heavy rainfall and hurricane exposure, especially near the coast. Properties may lie within FEMA flood zones or protected wetlands.
Tool: Use FEMA’s Flood Map Service Center to check for risks. Avoid parcels requiring flood insurance unless you plan to build raised or temporary structures.
📈 Market Activity
Institutional and foreign investment has increased in counties like Harnett (NC) and Orangeburg (SC). Some sellers are hiking prices in response to buyer demand from entities like BlackRock and Chinese investment firms.
Strategy: Use comps from public land records to determine actual value. Don’t buy based on hype.
🛠️ Want to evaluate land like a pro in minutes? Join Flight School and learn how top investors navigate zoning, access, and comps for smart buying decisions.
Is BlackRock really buying land across the U.S.?
Yes, BlackRock has reportedly been acquiring residential and land assets across various U.S. states, prompting widespread concern over affordability, supply control, and the future of private ownership.
Although BlackRock often denies direct land grabs, its subsidiaries and investment vehicles have engaged in large-scale real estate purchases, especially in suburban fringe zones, build-to-rent developments, and asset-backed real estate holdings. Investors need to be aware of how this trend affects land pricing and availability, particularly in emerging areas like North Carolina, California, and Hawaii.
🧠 Why It Matters to Land Investors
BlackRock’s entry into the land game creates ripple effects:
- Higher prices in surrounding counties
- Increased competition for buildable parcels
- Institutional control over future housing developments
For example:
- North Carolina: Reports suggest activity near Raleigh and Fayetteville, with parcels quietly bought by entities linked to institutional funds.
- California & Hawaii: Strategic acquisitions in climate-resilient and desirable lifestyle areas.
- Maui: Land acquisitions intensified following local economic shifts, raising questions about long-term land use control.
💬 Are These Headlines Overblown?
Yes and no. While “BlackRock is buying all the land” is an oversimplification, it’s true that institutional capital is reshaping the land investment landscape. And where big money goes, prices tend to follow.
The real takeaway?
You don’t need to compete directly; you need to buy smarter.
🛠️ How to Compete:
- Focus on off-market deals and motivated sellers.
- Target rural zones or overlooked parcels near institutional zones.
- Use seller financing to create flexible acquisition strategies.
📖 Want to beat Wall Street at its own game? The Dirt Rich Book outlines how regular investors are thriving while BlackRock’s PR teams are dodging headlines.
Why are companies and governments buying so much land in North Carolina?
Companies and government agencies are buying land in North Carolina for strategic development, infrastructure expansion, climate resilience, and long-term investment, making it one of the most targeted land markets in the country.
North Carolina offers a rare combination of growth, affordability, and location versatility. That’s why organisations like Disney, FEMA, and government development authorities are quietly acquiring land across counties, especially those bordering metro regions like Charlotte, Raleigh, and Wilmington.
Here’s a breakdown of what’s happening and why:
🏗️ Corporate Development & Expansion
- Disney buying land in North Carolina: This isn’t fantasy—it’s strategic. Disney has been linked to land purchases near transport corridors, likely as part of future entertainment or resort-linked development projects.
- BlackRock & Other Private Equity Firms: As housing costs rise, these companies are investing in land as a hedge, often holding parcels long-term or preparing for future housing projects.
🛡️ Government Acquisitions
- FEMA buying land in North Carolina: Many of these purchases are for floodplain reclamation or post-disaster buyout programs. These programs reduce future disaster liability and increase federal control over vulnerable regions.
- County & State Agencies: North Carolina is also investing in public works projects (roads, schools, hospitals), which require acquiring land in growing suburban corridors.
🌱 Environmental & Strategic Holdings
- Government buying land for conservation or rewilding is becoming more common. With concerns over sustainability and zoning reform, governments are locking down key acreage before developers do.
🧩 What This Means for Smart Investors
- Opportunity: You can still find parcels near these high-interest zones before values spike.
- Risk: Government use restrictions may increase in those same areas, especially for land near FEMA or state-purchased property.
- Strategy: Research land records, zoning changes, and future development maps before buying. You may be able to ride the wave without the budget of a corporate giant.
🛰️ Looking for hidden land hotspots before the headlines hit? Tap into expert strategies inside Flight School to find the parcels the big players haven’t touched yet.
How do I protect myself from overpaying or buying unusable land?
To protect yourself from overpaying or buying unusable land, you must complete a full due diligence process, checking zoning, access, utilities, taxes, topography, and title clarity before finalizing any deal.
Smart investors never buy land based on price or photos alone. What looks like a “steal” at $2,500 might actually be a liability that can’t be built on, accessed legally, or resold without massive delays. That’s why the smartest buyers use a repeatable land buying checklist to quickly filter out bad deals.
📝 7-Step Land Due Diligence Checklist
- Zoning and Permitted Use Call the planning department. Ask: “What can I do with this land?” You want confirmation in writing.
- Legal Access Make sure the parcel has deeded road access. If it’s landlocked, even if there’s a visible path it may be unsellable.
- Utilities and Buildability Ask: Is electricity available nearby? Can you install a septic? Does it need a well? These answers affect resale and development value.
- Floodplain and Wetlands Use FEMA Flood Map Service and check the National Wetlands Inventory. Land in a flood zone may require insurance or be undevelopable.
- Property Taxes and Liens Contact the county treasurer. Make sure taxes are current and no liens or legal claims exist on the land.
- Topography and Soil Review the slope via Google Earth or county GIS. Flat land is easier to develop. Hilly, rocky, or marshy land limits use.
- Clear Title (Use a Title Company) Always close with a reputable title company or attorney. Request a title search and consider title insurance.
🔍 Want to see how expert investors complete this in 10 minutes? The Flight School program walks you through this exact due diligence workflow on real deals, with proven systems that scale.
What’s the real process of buying land in North Carolina?
The process of buying land in North Carolina involves researching the parcel, confirming zoning and utilities, negotiating with the seller, performing due diligence, and closing through a title company or attorney.
North Carolina follows a fairly buyer-friendly process compared to many other states, but you still need to know the steps. From rural mountain plots to coastal investment lots, the structure is similar but requires precision at every stage.
🧭 Step-by-Step Land Buying Process in NC
1. Identify the Parcel
Use county GIS maps, land platforms, or direct mail leads to find potential properties. Ask for:
- Parcel Number (APN)
- Legal description
- Owner contact info
Tip: Focus on motivated sellers often found via county delinquent tax lists or local Facebook groups.
2. Confirm Zoning and Use
Call the planning department in the county where the land is located. Ask:
- What’s the zoning?
- What structures are allowed?
- Can I live off-grid?
- Any setbacks or building restrictions?
Document these answers via email.
3. Investigate Utilities and Access
Ask the seller or county:
- Is there road access? Is it deeded?
- Power line proximity?
- Can a septic system be installed? Well required?
Use county utility maps and satellite imagery.
4. Run Your Due Diligence
Run the full checklist from the previous section:
- Title search
- Floodplain map
- Back taxes
- Wetland and topography checks
If anything feels unclear, walk away.
5. Make the Offer
Use a simple land purchase agreement:
- Include contingencies for due diligence
- Clarify closing method (escrow/title company)
- Offer cash or seller financing terms
6. Close with a Title Company
In NC, most land deals are closed via:
- Title companies (best for investors)
- Real estate attorneys (often used in more complex deals)
Avoid cash deals without a formal closing, and an unclear title or taxes can bite you later.
Should I worry about Chinese companies buying land in North Dakota?
You should be aware, but not necessarily alarmed, about Chinese companies buying land in North Dakota, especially when those purchases are near sensitive infrastructure or military bases.
In recent years, news broke about a Chinese company purchasing land near Grand Forks Air Force Base. That triggered both media scrutiny and legislative responses. The core concern isn’t about everyday real estate, it’s about national security, foreign influence, and control of critical resources like water or agriculture.
📰 What Actually Happened
- Fufeng Group, a Chinese conglomerate, bought 300+ acres in Grand Forks, ND, reportedly for a corn milling facility.
- The location’s proximity to a military base raised national security concerns.
- The U.S. government eventually blocked development, citing intelligence risks.
🔍 What This Means for Land Investors
- Public Perception: International land deal,s even when legal, are highly scrutinized now. Expect future legislation to restrict foreign ownership in strategic areas.
- Market Dynamics: In rural areas like North Dakota, major headlines like these can affect local sentiment, prices, and investor behavior.
- Risk to Monitor: If you’re investing in North Dakota or adjacent areas, track proposed laws that may restrict resale or limit who can buy in the future.
🛡️ Should You Be Concerned as an Investor?
Only if:
- You plan to buy near sensitive locations (military, ports, utilities)
- You’re counting on foreign buyers to exit your deal
- You’re unsure about state-level ownership restrictions
Otherwise, this is more of a macro-political trend than a threat to your everyday land strategy.
🗺️ For a safer long-term bet, many land investors are shifting focus from speculative zones to states like North Carolina, where growth meets regulation. Learn how in Flight School.
What red flags should I watch for before purchasing?
You should watch for red flags like landlocked parcels, unclear zoning, unpaid taxes, misleading listings, and sellers unwilling to close through a title company—these signs often indicate future legal or financial trouble.
Even experienced land investors occasionally encounter “problem parcels.” The difference is that they know how to walk away early. Before you wire any money or sign a deal, screen for these warning signs.
🚩 Top 7 Red Flags When Buying Land
1. No Legal Access
If there’s no recorded easement or road frontage, you may not be able to reach the land legally, even if you see a dirt trail.
Fix: Confirm deeded access via county records or a title report.
2. Ambiguous or Unknown Zoning
If the seller doesn’t know what the land is zoned for, or says “you can do anything with it,” proceed cautiously.
Fix: Call the county’s zoning department and get written confirmation of permitted uses.
3. Back Taxes or Tax Liens
Cheap land often comes with unpaid taxes or liens. If you buy without checking, you inherit the debt.
Fix: Contact the county treasurer and ask for a tax statement on the parcel.
4. Outdated or Fake Listings
Some listings show green forests, but the parcel is a swamp. Others claim “RV-friendly,” but the county bans RVs.
Fix: Use Google Earth, FEMA flood maps, and wetland overlays. Always verify photos and location.
5. Seller Won’t Close Through Title or Escrow
If a seller insists on a quick cash deal and refuses a formal closing, it’s likely because of title issues, back taxes, or unclear ownership.
Fix: Insist on using a title company. If they push back, walk away.
6. Overly Complicated Legal Descriptions
If the legal description is vague or references old landmarks (“to the big oak tree”), it could be a nightmare to survey.
Fix: Request a recorded plat map or hire a professional surveyor.
7. Border Disputes or Encroachments
Sometimes, fences, sheds, or roads are mistakenly built on the wrong side of a property line. This causes major resale issues.
Fix: Check for recent surveys. Inquire with neighboring property owners if needed.
🛑 Want to avoid bad land before it drains your time and money? The Flight School system trains you to spot red flags in under 15 minutes, even from a laptop halfway across the country.
What’s the difference between buying in NC vs. SC or ND?
The difference between buying land in North Carolina, South Carolina, and North Dakota lies in zoning flexibility, climate risks, resale potential, and current political or corporate activity.
While all three states offer affordable land opportunities, they cater to very different types of investors and come with unique pros and cons. The smartest move? Match your land-buying strategy to the strengths of each region.
📍 North Carolina (NC): Investor Sweet Spot
- Zoning: Flexible in rural counties like Wilkes, Harnett, and Caldwell—suitable for off-grid, tiny homes, and RV setups.
- Access to Buyers: High population growth means steady demand.
- Risks: Some areas see price inflation due to institutional and government interest.
- Best Use Case: Buy-and-hold, seller finance, or light development.
🌾 South Carolina (SC): Lower Competition, Growing Demand
- Zoning: Similar to NC but less development pressure—ideal for large-acre tracts.
- Lower Property Tax: Appeals to long-term holders and retirees.
- Risks: Less resale liquidity than NC; watch for HOA or wetland restrictions.
- Best Use Case: Recreational use, subdivision potential, agriculture.
❄️ North Dakota (ND): High Risk, High News Value
- Zoning: Often wide open, but dependent on county rules.
- Low Competition: Cheap land and large parcels—good for long holds.
- Risks: Harsh winters, sparse infrastructure, and foreign ownership controversies.
- Best Use Case: Land banking or speculation. It’s not ideal for quick flips or casual investing.
🧭 Still unsure which state fits your goals? Let Flight School walk you through how real investors vet states based on data, not guesswork.
Is land still a smart play in 2025 with big players involved?
Yes, land is still a smart investment in 2025, even with institutional buyers in the mix, because individual investors can find off-market deals, use creative financing, and generate income without needing large capital or complex infrastructure.
There’s a common myth circulating in forums and news outlets: “Big players like BlackRock and government agencies are buying up all the land, there’s nothing left for small investors.” That’s false. If anything, their presence is validation that land is one of the most undervalued and powerful wealth vehicles still available.
💼 Why the Fundamentals Still Work
- Low overhead: No tenants, no repairs, no 3 am emergencies.
- High flexibility: You can hold, flip, finance, subdivide, or lease it.
- Low competition: Most people don’t understand how land investing works—yet.
- Scalable: You can start with a $2,000 parcel and build a six-figure portfolio over time.
🧠 How to Invest Smarter Than the Big Players
Institutions move slowly. You move fast. That’s your edge.
- They buy with bureaucracy → You buy directly from sellers.
- They overpay on MLS deals → You scoop up off-market parcels via county lists.
- They need hundreds of units → You need one deal to double your capital.
Use strategies like:
- Seller financing
- Land arbitrage
- Facebook Marketplace negotiation
- Delinquent tax list targeting
These aren’t theories; they’re the tools real investors use every week.
📘 Final Word
Suppose you’re willing to learn how to buy smart. In that case, land will outperform most other assets in 2025 and beyond without the volatility, over-leverage, or regulatory risk tied to rentals and flips.
🚀 Want the blueprint real investors are using right now? It’s all in the Dirt Rich Book, or better yet, dive into Flight School for step-by-step deal training.
FAQ: Smart Land Investing in 2025
Is BlackRock really buying land in North Carolina?
Yes, BlackRock has reportedly acquired land in several U.S. states, including North Carolina, through affiliated investment vehicles, often for long-term housing or asset-backed development plays.
What is FEMA doing with land in the Carolinas?
FEMA is purchasing land in high-risk flood zones for disaster mitigation programs, buyouts, and floodplain restoration. These areas may face future use restrictions or development limits.
Can I still find good land deals in 2025?
Absolutely. Off-market deals, rural county auctions, and direct-to-owner negotiations are still overlooked by institutional players, making them ripe with opportunity.
Should I be concerned about foreign land buyers in the U.S.?
Only in specific markets. Chinese companies have purchased land near military bases (like in North Dakota), but legislation is already increasing to address security concerns.
What’s the safest way to buy land in North Carolina?
The safest way is to use a title company, confirm zoning, verify deeded access, and conduct full due diligence on taxes, flood zones, and ownership before closing.