How to Find Land to Buy: Essential Tips for Success
Do you want to buy land but don’t know where to start? Concerned about how the legacy large real estate portals use your private search information? This tutorial has everything you need. Learn how to find the right land, do your research, and close on the deal. See where to buy land and start today.

Key Takeaways
Find out what you need and want before looking for land, so you can search effectively and look only at properties that are the right fit.
Explore potential sites carefully (advantages, local market conditions, zoning, etc.) to know how much the land is worth today and tomorrow.
Use internet real estate sites and consult a Realtor for the best possible search experience and information about the market.
Define Your Needs and Goals
Before you start looking for land, you have to identify what you’re after and why. Are you looking for a property that can grow in value over time, or one that could potentially grow quickly due to market conditions? Or, are you looking for a homestead you could hand down to future generations of your family? Clarity on your intentions is very important from the start as it narrows down your search and makes sure you look for a property that’s appropriate for both residential and commercial purposes.
What matters to you also informs your decisions.
For example, if the land must earn the income for the present, then you might need to prioritize that over opportunities for a great appreciation on value due to other reasons.
Alternatively, if long-term value is more important, then this interest can lead you to other land investments. Starting out with a goal in mind narrows the hunt, allowing you to make informed decisions and achieve your objectives, putting you on the right track to finding that specific piece of land.
Understanding Your Goals and Finances
Determine why you want to buy land
The first thing you need to know when buying land is the why. Do you want to construct your own custom house, buy land, or just spend time there? Knowing what you’re looking for will direct your search and enable you to make good decisions along the way.
If you plan to create a custom home, for example, then things such as distance from utilities and regulations will come into play, as well as the number of custom home builders in the area. Then again, if you are an investor, then you could prioritize the trends and appreciation.
Being clear about what you want will also make it easier to find a piece of land that works for you in the long term.
Evaluate your financial situation
We all know that land isn’t cheap, and you have to check your financial position before investing in it.
Figure out how much you can spend on land from income, expenses, debt and savings.
Remember, too, the constant expenses of land ownership: taxes, insurance, repairs, etc.
If this is your first investment in land, let us connect you with a trusted local expert to help guide you. They can help you make sure you’ll know where you stand financially, and you’ll be able to create a realistic budget and research financing options.
Consider your budget and financing options
After you have an idea of your overall budget you can start to plan on your purchase budget and financing.
Find out how much land you can spend and how to finance it (land loan or owner financing).
Remember that land loans usually charge more interest and have shorter repayment terms than mortgages. You can explore alternative funding such as construction-to-permanent loans which can be used for the land purchase and the building cost.
The more time you spend planning and figuring out what you’re spending and how you’ll finance it, the better prepared you’ll be to find the funds you need to buy your dream piece of land.
Research Potential Locations

Location is an important factor that determines the property’s current and future worth.
Resources and websites can help you find land listings throughout the country, providing a wide range of options for prospective buyers. If you’re searching for a piece of land where you will build your first house or if you’re hunting for a blank canvas to invest in, the qualities of the desired location will matter most to you. These factors include such things as location to local services, quality of neighbourhoods and market trends in real estate.
Think beyond a real estate search though. Interactive maps, cadastral data and cartographic mapping can help us understand how the land was sold and how it stands now. For ownership records going back 50 to 75 years, tax assessor’s offices can be very helpful sources. Software such as LandApp allow you to perform quick searches on address, parcel number or even name.
In order to stay up to date on market changes and property values changes, we keep our data up-to-date on the 80,00,000+ parcels of land in the US to make sure your search can be easy.
We give you custom search filters and interactive maps to enable you to not only visualize but also place prospects into their environments such as local amenities and neighborhoods.
Utilize Online Real Estate Platforms
A lot of people begin the land search with a search on online property databases. Online real estate portals are important if you want to find out about land for sale. These sites have options to make your search easier and more efficient.
Agents see all the properties in their specific MLS, but they only see the homes that belong to the MLS they represent and you will lose out on listings that you might want to look at. Keep in mind that as of 2025, there are approximately 600 MLSs covering all properties for sale in the US. On average, most agents are only members of a single MLS with a small number be members (and having access) to a few different MLSs.
ez Home Search has access to national coverage featuring millions of properties for sale, and we update our property listings every minute. You can apply filters that you can tailor to find a piece of property based on specific criteria like price, location and plot size and then easily navigate through finding a piece of land that suits you.
Our ez Home Search focuses on making your search easy and your privacy. It also comes with interacting maps, so you can not only read, but even see potential locations at a distance. We uses aerial photography from satellites and drones to give you detailed topographical images and 3D layouts to get a high level view of potential properties.

In addition to these, ez Home Search gives you real-time market value data, so you know the latest trends on property values, so you can know changes that affect property value wherever you are looking — with information you need to make smart buying decisions. Plus, its powerful filters help you filter for schools you’re looking for or commute times. Important details because buying a house is about much more than size.
Now, there are FSBO properties that can be seen in classifieds ads, either in your local paper or in classified sites, but those are also filled with scams. Remember that the majority of genuine properties will be listed in portals, and that includes FSBO properties.
The other source of some serious land hunters are tax deed auctions, but those usually only work for those with the time to attend and access to the funds to pay full price.
Work with a Real Estate Agent
Now, online tools are great, which is why we built the first privacy focused search portal, but a skilled real estate agent is always needed.
The best local land agent can provide tailored guidance based on your individual land acquisition goals. They know the ins and outs of land buying and dealing with the local property markets which is extremely important to find the perfect piece of land.
A good Realtor will be able to help you understand the basic zoning ordinances for the land you are thinking about purchasing. As I’ve experienced, even in rural property outside of any incorporated city, there are often zoning, building, and land disturbance regulations that must be followed.
Your local agent can explain what is allowed on the property, ensuring you are aware of any restrictions or permitted uses, so you don’t make costly mistakes when you purchase property.
Referrals are another source for locating unlisted land lots and again that’s another avenue the local agent we partner with can direct you. ez partners only with a single vetted real estate teams in each county in the US to make it as easy as possible for you to receive excellent service during your property ownership journey.
Off-Market Land Opportunities
Seek out expired properties and land owners with vacant properties
You can search off-market land as well as search online or by working with a real estate agent. You can also drive around the neighborhood you would like to see empty lots with “For Sale by Owner” signs. This way you can access properties that aren’t listed on a regular real estate website which can help you in a highly competitive market. If you look for the deals off-market, then you’ll have more chances of getting the perfect land for a great price.
Don’t have the time for all of that? Most do not. Let us connect you to our local partner. The often keep up with expired listings and recently on the market (but not sold) properties and may have some for you to consider.

Understand Zoning Laws and Restrictions
Zoning laws and restrictions apply to every piece of property in the US, and there are often overlapping federal, state, and local requirements to consider. This is why knowing about zoning rules are so important when trying to decide what uses you can make of land and how much development you can allow.
Having building plans is crucial when applying for construction financing or loans for purchasing land. These regulations vary depending on where you live and whether you want to use the land for housing, businesses or farms. And your local municipality (city, county, or state) will set building covenants called setbacks for the area where you’ll build. Getting to know the local zoning maps and boundary lines of the land is essential so that there are no surprises after you’ve bought it.
You can hire a real estate lawyer who can guide you in zoning regulations and help with any complex legal decisions. A qualified land consultant has experience with properties evaluated using Geographic Information System (GIS) technology blending multiple data sets to establish site feasibility.
You may need to run multiple environmental studies before you buy land to make sure that it is suited for your needs. You could need to do a percolation test to find out how well the soil drains (if you’re installing a septic system). Soil testing may also be required to see if the site is suitable for building on. You will also want to double-check for deed restrictions that could be restricting your usage of the land in addition to these tests. And easements are also very important, they allow you to go onto landlocked or non-direct-access properties, so that you have proper way in and out of the property.
It may seem like a lot of work, but a deep understanding of zoning data will also help ensure that your construction projects can be reconciled with the existing, set usage restrictions provided by the local codes. But Most cities and counties post zoning codes and maps online, so this is not too difficult.
Conduct Due Diligence and Title Search
A lot of careful due diligence helps to avoid legal issues and unanticipated costs while purchasing land. The investigation process includes several important steps, including environmental inspections identifying potential contamination and any related liabilities attached to the property. You should do a soil test to check if the land is safe to build on or farm on.
The other essential piece of the puzzle is conducting a title search, which verifies who legally owns the property and shows you any liens or encumbrances that could wreak havoc as a potential new owner or of any that could disrupt your purchase in the first place. Having exact property lines also helps keep your parcel’s boundaries in check so you won’t fight with your next-door neighbors in the future.
If you take the time to do a good amount of due diligence prior to purchase, not only will you know what you’re getting, but you’ll also reduce risks to your investment in the long run.
Explore Financing Options

Funding is a critical aspect of the land acquisition and there are several forms of funding out there, all with different conditions and criteria. Be sure to know all your options and get pre-approved for a loan to properly navigate them.
Land loans aren’t as expensive as mortgages, because you’re taking on a larger risk with the land you’re putting down. It’s usually trickier to get funding for empty lots than for a development, because lenders generally demand 20 to 25 per cent down on undeveloped land. Lot loans often require a larger down payment and more interest than construction loans. Construction-to-permanent (CP) loans are a good avenue because you get the money to purchase the land and build your house together in one transaction, easing the steps with a single closing.
An alternative is owner financing whereby a person can buy land by financing it directly from the seller with less of a down payment. This is a great deal for those who want to save some money at the beginning.
You might also find that lenders can provide USDA loans, SBA 504 loans, or home equity loans to help pay for land purchase — and many options, depending on your financial status and the type of land you are interested in.
Set realistic fiscal objectives and plans are also important when trying to get a land loan successful. Secure mortgage pre-approval can act as assurance to sellers of your solid financial standing, which proves advantageous, especially in competitive markets.
Think outside the box (such as seller financing), where conditions may be easier than conventional ones.
We have a whole article on mortgaging land to save for you.
Evaluate Property Access, Utilities, and Soil Test
Before committing to a land purchase, it is crucial to verify that the property has essential amenities and reliable road access. Lack of utilities like water and power or poor road infrastructure can really lower the value of the property and make development difficult. Purchasers who need financing for land will often require proof of site improvement such as roads and water.
TECHNOLOGY — GPS devices and mapping apps can be helpful to map out the landscape and identify the most efficient routes into a property if you’re needing to build roads. We had to do this when adding two additional roads on our property in north Georgia. It saved us a good bit of time and money, doing the initial work ourselves.
Make sure there are public access points and utility connections laid before you buy land. This prediction also protects against errors that could harm the performance and value of your investment.
Calculate Total Costs
It’s essential that you create a comprehensive budget to cover all costs when purchasing land, so you won’t end up with expenses beyond what you’re comfortable with. Y
ou have to factor property taxes into this budget as they can vary greatly depending on where you live and will be between 0.25%-1% of the assessed value of the property each year. In some cases, additional costs such as escrow fees, transfer taxes, and survey or inspection fees can significantly impact the total cost of purchasing land, ranging from $150 to 2% of the entire purchase price of the land.
You also have to plan for appraisal and title insurance when buying a home. Valuations determine the fair market value of the property and title insurance protects the ownership dispute if you encounter it later. The legal fees can get steep too. They may be several thousand dollars in value depending on how involved the sale issues become.
Anticipating these economic obligations will lead to an efficient process of purchasing property without any unforeseen hurdles along the way.
Consult with a Real Estate Lawyer and Other Professionals
It is important to have the advice of a real estate attorney or land specialists when you buy a piece of property. Purchasing land can be risky without their guidance, as they can help you avoid costly mistakes.
A lawyer can make sure that clauses are reasonable and that you can negotiate in your favor. You may find that there is more negotiating opportunities with larger amounts of land too.
They’re also instrumental in making sure that all the parties involved perform the contract appropriately, especially when property ownership changes after a owner dies.
I’ve found that those experienced in helping land purchases can make exploring potential properties easier by providing off-road vehicles to cover areas either difficult to reach or to large to cover on foot. It’s also a different experience to show up to a “showing” with your agent when they pull up with an F-150 hauling a trailer with a 6 person Kawasaki Mule to drive you and your family around.
They can also guid you on possible concerns with maintenance and building that an untrained eye might not see.
Make an Informed Offer

After you find the perfect parcel of land, you’ll want to make a fully thought through offer.
An competitive market analysis (CMA) can be a useful tool for knowing the true worth of the property, so that you can make a competitive, attractive bid. To stay ahead in competitive situations, add an escalation clause to your bid offer form, which increases your bid incrementally if other offers exceed it.
If you want to express your seriousness in terms of land purchases, double your earnest money deposit. That action is notoriously powerful with sellers. Developing a rapport with the seller can also give your proposal an extra punch by tapping into their emotional connection to the property. Sellers like to deal with offers that have fewer caveats because they’re easier and faster to sell on.
Now that you have these tactical hints from our guide, you are ready to make a confident, knowledgeable offer on buying land—the big investment which requires wise decisions to make it a good investment.
Next to finding your land to purchase
Understanding the value of a your desired location, using the digital tools that make the process easy, working with our local real estate experts, and getting real time listing alerts about new properts are just some of the things that will help you buy the piece of land you’ll love.
Now, let’s go buy some land!!!
Frequently Asked Questions
What should I consider when defining my needs and goals for buying land?
It’s important to know if you’re after value for the long-term capital appreciation or just income from your land. This will streamline your look and make sure you get the one that is right for you.
How can I research potential locations effectively?
Start a saved search on ez Home Search for the acreage you’re looking for today to ensure you get real-time alerts when new properties become available. While services like LandApp can help you do thorough research when you have found a specific piece of land.
ez wants to make it easy to discover your perfect piece of land.
What are the benefits of using online real estate platforms?
With a search on the internet you have filters you can choose, map and live market data so your home search becomes faster and simpler.
With ez Home Search, you also get privacy centric features that improve your experience that work seamlessly on your phone as well.
Why is it important to consult with professionals during the land buying process?
When purchasing land, you should consult with experts who have experience and can give you essential protections and advice to help you make the right decision and ensure you’re making the right investment. Their counsel can be the difference between costly failure, which you may not know about for years to come, and the confidence that all of the steps of the transaction will be handled flawlessly and easy.
What steps should I take to make an informed offer on land?
For a proper, effective bid on land you need to perform a competitive market study and consider a clause of escalation with your offer. The more earnest money you put in and the closer relationship you have with the seller, the better.
Start Your Home Search
Preston Guyton
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