Land looks simple from the road. Then you start asking where the septic goes, who owns the strip between the parcel and the pavement, and why the low corner is always wet.
These are the questions I get most about land — from beginners eyeing their first lot and from house investors curious about adding dirt to the mix. The answers come from how I actually vet parcels and land + mobile home packages in the rural Midlands. I’m an investor, not an attorney or surveyor, so confirm specifics with the county and your closing attorney.
For depth, read the land investing overview, the land due diligence checklist, and land and mobile home packages. Thinking about selling on terms? The creative financing guide explains the bigger toolkit.
Want more questions answered by people doing the work? Join REI Skool on benlovro.com — it’s free.
Straight answers
Is land a good investment?
It can be, when the parcel is accessible, serviceable by utilities, buildable, and in a location buyers want. Land has low holding drag but thin comps and fewer financing options for buyers. It rewards patient investors who do thorough due diligence. Start with the land investing overview.
What is the biggest risk when buying land?
In my experience, it’s buying a parcel that can’t support what a buyer wants to do with it. A failed soil evaluation, an engineered septic requirement, no legal access, or a flood zone covering most of the parcel can each make land hard or impossible to sell. Check those first.
What is a perc test and do I need one?
A perc test is part of a soil evaluation that shows whether a parcel can support a septic system and what type. If there’s no public sewer and anyone will ever want to build a home there, you need to know the answer before you buy.
Why can an engineered septic system kill a deal?
Engineered septic systems cost much more to design and install than conventional ones and may require ongoing maintenance. That extra cost can make a lot unaffordable for the typical end buyer or erase the margin on a land and home package.
How do I check if land is in a flood zone?
Look up the parcel on the official FEMA flood maps and confirm with the county. Then walk the land, ideally after heavy rain. A parcel partially in a flood zone may still have a good homesite; one mostly in it may not.
What does legal access mean for land?
It means the parcel has frontage on a public road or a recorded, deeded easement to one. Permission from a neighbor isn’t legal access. Landlocked parcels are much harder to use, finance and sell.
Do I need a survey when buying land?
Yes. A current boundary survey shows true lines, acreage, easements and encroachments. Tax maps are helpful for scouting but often wrong. More on this in the land due diligence checklist.
What is heirs' property and why does it matter?
Heirs’ property is land passed down without a clear probate or deed, so several heirs may each own an interest. If one heir doesn’t sign, the buyer may not get clean title. A closing attorney’s title search should catch it.
Can I put a mobile home on any piece of land?
No. Zoning, deed restrictions and covenants may prohibit or limit manufactured homes, and the parcel still needs access, utilities, a permitted septic system and room for setbacks. See land and mobile home packages.
Why do so many land sellers offer owner financing?
Because many buyers can’t get a bank loan for raw land. Terms widen the buyer pool. They also make the seller a lender, with legal duties, servicing and default risk. Read selling land with owner financing before you offer it.
How do I find comps for land?
Look for sold parcels with similar acreage, road frontage, utilities and buildability — not just nearby acreage. Comps are thin, so you may widen the radius and adjust more. The same discipline from pulling comps for houses applies.
Does Ben buy land in South Carolina?
Yes. I buy land and land + mobile home properties in rural Midlands counties within roughly an hour of Columbia. Owners, licensed agents and investors who own a parcel can send it to me for a straight answer. I can’t promise I’ll buy every parcel.