Virginia Otter, Broker

Real estate, explained

Buying land: check before you buy

With raw land, what you can build matters more than the view. Eight things to look into before you fall in love.

The short version

Before you buy land, confirm you can actually build what you want. That means checking zoning, critical areas, septic, water, access, power, boundaries and permit costs, ideally during a feasibility period in your offer. Ask whether the seller has already done any studies, then add up the full project cost to see if it makes financial sense.

Eight things to check on any parcel

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  • Zoning and lot rules

    What the county lets you build, how big, and how close to the lines.

  • Critical areas

    Wetlands, streams and steep slopes often come with buffers you can't build in.

  • Septic

    Most rural land needs a soil evaluation and a septic design before you can build.

  • Water

    Public water, a shared well, or a new well. Some areas have extra rules for new wells, so confirm before you count on one.

  • Access

    A legal, recorded way in, plus who maintains the road.

  • Power and internet

    How far the lines are and what it costs to bring them in. It can be a lot.

  • Survey and boundaries

    Where the lines really are, and any encroachments.

  • Permits and fees

    Building permits, impact fees and timelines add up.

Tap a number or an item in the list to match them up.

How your feasibility window works

Land offers usually include time to study the property. Here's how we use it.

  1. Ask what the seller already has

    Sometimes the seller has already done some or all of the studies, like a survey, perc test, septic design or wetland report. Check that first. It can save you time and money.

  2. Write an offer with a feasibility contingency

    This gives you a set number of days to investigate, and a way out if it doesn't work.

  3. Call the county

    Planning can tell you about zoning, critical areas and permit requirements.

  4. Book a septic designer

    A soil evaluation shows whether a septic system can work, and what kind.

  5. Confirm water

    Find out about hookups, shared wells or drilling a new one.

  6. Get utility estimates

    Ask the power company what it costs to bring service to your building spot.

  7. Decide

    Go ahead, renegotiate, or walk away before the window closes.

Does it make financial sense?

A feasibility study comes down to one big question. What will the whole project really cost, and is it worth it? Add up every line before you decide.

Your all-in project budget

Some of these won't apply to every parcel. The ones that do add up fast.

  1. 1Buying the land, plus closing costs, legal fees and any assessments
  2. 2Surveying the property
  3. 3Building the home you want, with your upgrades and a cushion for surprises
  4. 4Sales tax
  5. 5Clearing the land, digging out for the house, backfill and final grading
  6. 6Connection fees and assessments for water, sewer, power, gas, phone and internet
  7. 7Septic perc testing, design and installation
  8. 8A well and everything that goes with it, if water isn't available at the street
  9. 9Building any roads and the driveway
  10. 10Permits and fees for building, sewer, plumbing, electrical, mechanical, clearing, fire sprinklers and more
  11. 11Landscaping
  12. 12Fire sprinkler requirements, the system itself, and any upgrades your home needs to meet local rules
  13. 13Impact, development and mitigation fees owed to the state, county or city
  14. 14Construction loan fees
  15. Total project cost

Your builder, your lender and the county can help put real numbers next to each line.

Keep reading

Getting pre-approvedWhat lenders look at, what to gather, and what to avoid.What's inside an offerPrice, earnest money, contingencies and dates, explained.How buying a home worksEvery stop from the first coffee to the keys, on one page.

See all the guides

Questions I hear a lot

What if the seller already did feasibility studies?

Ask for copies right away. A seller may already have a survey, perc test, septic design or wetland report. Check how old each one is and whether it still fits your plans, since older reports sometimes need updating.

What is a feasibility contingency?

It's a period written into your offer to research the land. If it turns out the property won't work for your plans, you can back out within that window.

Can I put a tiny home or ADU on land?

It depends on the county and the zoning. Rules differ a lot, so we'll check with the county before you commit.

Do I need a survey?

It's often smart, especially for older parcels or ones with fences, roads or buildings near the lines.

Ready to start looking?

Grab a coffee with me and we'll map out your own plan. No pressure, no homework.

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General information for Washington buyers and sellers, not legal, tax or lending advice. Every home and every deal is a little different, so let's talk about yours. Updated October 2026.