Land Buying Guide

Land use, zoning, flood maps, septic rules, access, utilities, and local permitting requirements can change; verify current details with the county, utility provider, and appropriate professional before making decisions.

The right tract depends on what you want to do:

• Build a home: you’ll care about utilities, septic feasibility, and building restrictions.
• Farm or keep animals: you’ll care about fencing, pasture potential, water, and access.
• Hunt/recreate: you’ll care about access, timber, wetlands, and surrounding land uses.
• Invest: you’ll care about zoning, future development potential, and holding costs.

Write down your #1 purpose and your #2 “nice-to-have.” It keeps you from buying a property that looks great on a map but doesn’t fit your plan.

Access is non-negotiable. Before you buy, confirm:

• Legal access: does the deed show access to a public road?
• Easements: are there utility easements, shared driveways, or access easements for neighbors?
• Road type/maintenance: public, private, county-maintained, or shared?

If the property is landlocked or relies on a handshake agreement, pause and verify with a professional.

Land is only as usable as the services you can reliably connect.

Questions to ask:

• Power: how far is the nearest connection? (Distance can affect cost.)
• Water: public water available, or will you need a well?
• Sewer vs. septic: if no sewer, is the land likely to support a septic system?
• Internet: verify coverage early if you work from home.

If you need vendor referrals for wells, septic, surveys, or clearing, the Preferred Vendors list can help you start. See: Preferred Vendors.

In many rural areas, the septic question is the deal-breaker.

Key items to verify:

• soil type and drainage
• whether a perc test is needed (and who performs it)
• building site layout (setbacks, floodplain constraints)

Even if a tract is “beautiful,” some parts may be unusable for building without major work.

Zoning and restrictions determine what you can do.

Check:

• county zoning/land use designation
• any deed restrictions or covenants
• minimum home size requirements (if any)
• rules for mobile/modular homes (if applicable)
• subdivision rules if you plan to split the tract

When in doubt, verify with the county planning/building office or a qualified professional.

Don’t assume fence lines are accurate. A survey can clarify:

• boundary lines
• easements
• encroachments
• true acreage

If the land will be used for building, a survey often prevents expensive disputes later.

Southeast Georgia includes low-lying and high water-table areas. Environmental factors can affect:

• where you can build
• insurance requirements
• future maintenance costs (drainage, culverts, erosion)

Wetlands and floodplains aren’t always a problem—but you need to understand what they mean for your plans.

• clearing and grading
• driveway installation
• power pole/utility extension
• well/septic installation
• permits and site prep
• fencing and gates

A good land purchase includes a realistic “site budget” alongside the purchase price.