Buying or selling land in the Triangle?
Land comes with its own questions: septic, wells, surveys, access, zoning and how to pay for it. Here's how I'd walk through it with you, whether you're buying your spot or selling one.
What to check before you buy
Land can be the most exciting purchase you make, and also the one with the most homework. Here's what I'd want you to know about any piece of land before you close.
Perc and soil evaluation
No city sewer? The land needs a septic system, and the county environmental health office evaluates the soil to see if one can go in. If the site works, they issue an improvement permit. I wouldn't close on land that needs septic without knowing this answer.
Well or public water
Find out if county or town water reaches the lot or if you'll need a well. New wells are permitted and inspected by the county, so it's part of the same conversation as septic.
Zoning and lot rules
Zoning decides what you can build and how. Minimum lot sizes, setbacks and whether you can split the land later all come from the town or county planning office.
Survey and boundaries
A current survey shows where the lines really are, what's on the land and what touches it. It's the best way to avoid surprises with neighbors, fences or encroachments.
Flood zone
Check the flood maps before you fall in love. Floodplain can limit where you build and can affect insurance.
Access, easements and roads
How do you legally get to the land, and who maintains that road? Look for recorded access, any easements crossing the property, and whether the road is public or private.
Utilities and the cost to bring them in
Power, internet, water and gas may be at the road or a long way off. Get quotes early, because running utilities to the build site can change your budget.
Restrictions and HOA covenants
Some land comes with recorded restrictions or HOA covenants about home size, materials, outbuildings or animals. Read them before you make plans around the land.
Land loans vs construction loans
Raw land usually isn't financed like a house. Land loans and construction loans work differently, and lenders often ask for a bigger down payment on land. Talk to a lender who does land and construction lending early.
Your builder or theirs
Some lots are tied to a builder. Others let you bring your own. Know which one you're looking at, and if it's your own, start talking to builders while you're still in due diligence.
Your land due diligence checklist
Use this during your due diligence period. Your checks stay saved in this browser.
Before you close on land
Check things off as you go.
Good to know
A few things that make due diligence go smoother.
- Start the septic and water questions first. Everything else depends on them.
- Rules and fees change, and every county does things a little differently, so confirm with the county directly.
- Walk the land more than once, and at least once after a good rain.
- Your closing attorney, lender, surveyor and builder all have a piece of this. I'll help you keep it all moving.
From raw land to move-in
Every piece of land is different, but this is the order things usually happen.
- Step 1
Find the land
Narrow down the area, the size and how you want to use it. Then make an offer with time built in for due diligence.
- Step 2
Due diligence
This is when you find out what the land can really do: soil and septic, water, survey, flood, access, zoning and restrictions.
- Step 3
Line up financing
Land loan, construction loan or cash. Your lender will tell you what they need and when.
- Step 4
Close on the land
Your closing attorney handles title and the closing. The land is yours.
- Step 5
Pick plans and a builder
Choose a house plan that fits the site, the septic area and the setbacks.
- Step 6
Permits
Septic and well permits through the county, plus building permits through the town or county.
- Step 7
Site work and utilities
Clearing, driveway, grading, well, septic and utility hookups.
- Step 8
Build and inspections
Your builder takes it from foundation to finish, with inspections along the way.
- Step 9
Move in
Final approvals, keys, and a home that's exactly where you wanted it.
What land buyers will ask for
Land buyers do a lot of homework. The more answers you have ready, the easier it is for them to say yes.
Perc and septic info
If the land isn't on sewer, buyers will want to know if it supports a septic system. A soil evaluation or existing improvement permit answers their biggest question.
A survey
A current survey helps buyers see exactly what they're getting, and it can help with pricing.
Access
How a buyer gets to the land, any easements, and who maintains the road.
Utilities
What's at the road: power, water, sewer, internet. Buyers will ask.
Zoning and restrictions
Current zoning, any covenants, and whether the land can be split.
Flood information
Whether any part of the land is in a flood zone, and where.
How land is priced differently
Pricing land isn't the same as pricing a house.
- There are usually fewer land sales to compare to than house sales, so pricing takes more digging.
- Value depends on how usable the land is: buildable area, soil and septic, road frontage, access, topography and utilities.
- Zoning and what a buyer can build (or split off) matters as much as the acreage.
- Two parcels with the same acreage can be worth very different amounts. I look at the land itself, not just the size.
Seller prep checklist
Get these together before you list.
County resources
Straight from the source: septic and well permits, parcel maps and flood maps.
Harnett County
Johnston County
Chatham County
Flood maps (statewide)
Septic and well permits in Chatham County go through Chatham County Environmental Health. Links open the county's own site, so always check there for current rules and fees.
Land questions, answered
Can I buy land with a regular mortgage?
Usually not for raw land. Land loans and construction loans are their own thing, so talk to a lender who does them early on. They'll tell you what they need from you and from the land.
What is a perc test?
It's the common name for the soil evaluation the county environmental health office does to see if a septic system can work on the land. If it can, they issue an improvement permit.
What if the land doesn't perc?
It depends on the site. Sometimes another system type can work, and sometimes the land just isn't buildable the way you hoped. That's exactly why you find out during due diligence, before you close.
Do I really need a survey?
I recommend it. A survey shows the true boundaries, easements and anything crossing the lines, and it protects you from surprises after closing.
Is there a due diligence period on land in NC?
Land purchases in NC usually use the vacant lot and land version of the standard offer to purchase, which includes a due diligence period. We'll plan that time around what the land needs checked.
Can I use my own builder?
Often, yes. Some lots are tied to a specific builder, so we'll confirm that before you make an offer.
Should I get a perc test before I sell my land?
It can make your land easier to sell, since septic is the first thing many buyers ask about. We'll look at your land together and decide what makes sense.
Tell me about your land plans
Buying, selling or just thinking about it? Share a few details and I'll reach out.