By George Emami
1. Zoning Determines What You Can (and Can’t) Do
Zoning is one of the biggest deal-breakers when it comes to land. You might find the perfect parcel, but if it’s not zoned for what you want to do — whether that’s building a home, putting in a small business, or developing multiple units — your plans may hit a wall. During my seven years as a commissioner for Monroe County, I can think of at least 3 instances where land owners had to come before us to request a rezone after they had purchased a property thinking they had the rights to either divide it or to build a particular type of building on it. These people had unwittingly put themselves at the mercy of a 5 member board as to whether we would allow a variance.
In some cases, we were able to accommodate the property owner and either allow the variance or an outright rezone. But, unfortunately, there were at least a few instances where the property owner was going to have to re-sell the property after buying it because the county was not going to allow the rezone. Always check the Monroe County zoning map and confirm allowed uses with the Planning & Zoning office. If rezoning is needed, know that it’s a process — and not a guaranteed one. Make sure you do this BEFORE you buy the property!
2. Don’t Skip the Soil Tests
Just because land looks good on the surface doesn’t mean it’s buildable underneath. Before you buy, you’ll want a perc test (short for percolation test) to determine if the soil will support a septic system — especially for rural or unserved lots. Also consider soil compaction and type, especially if you’re planning a slab foundation or basement.
You wouldn’t be the first person to buy a lot and find out later it’s unbuildable without expensive engineering. The scary truth… you could have just bought a tract of land that all you can do is go and sit on and enjoy. If you can’t get a septic permit, you won’t be able to build a house or even a cottage on your land.
For most commercial uses (and even in many cases residential) you might want to consider a geotechnical soil survey. This helps to determine any potential issues you might have with soil that is not structurally sound (would allow a house, building, or road to sink) or with rock that is not easily removable. In some cases, hitting rock unexpectedly can add tens to hundreds of thousands of dollars in cost to a project.
3. Access to Utilities Is a Bigger Deal Than You Think
Water, power, sewer (or septic), and internet — these are essentials most people take for granted, but not all land parcels in Monroe County are utility-ready. If there’s no public water or sewer nearby, you’ll need to budget for a well and septic system. Extending power or fiber to a property can cost thousands — or more — depending on distance and location. Make sure you get a real estimate of utility connection costs before you close.
Believe it or not, there are actually some cases where there is not any power supplier to a site. I recently listed and sold a property that had this issue. It was the first time in my 26 year career where I encountered this. Luckily, our sellers were able to find an adjoining neighbor who was very kind to allow them to pull a supply source off of his property without asking for a large sum of money. Gotta love living in Monroe County where neighbors are willing to help. But… these are the types of things you want to verify BEFORE you buy!
4. Understand Road Access and Easements
Is the property on a county-maintained road? Or is it landlocked with no deeded access? If access is via a private easement, you’ll want to review the terms carefully: Who maintains the road? Who pays for repairs? Are there any restrictions on usage or improvements? Landlocked property without legal access can be very difficult to finance — and even harder to sell later.
5. Financing Land Isn’t Like Financing a House
Unless you’re paying cash, you’ll quickly find that land loans are different: higher down payments, shorter terms, and sometimes higher interest rates. Some lenders won’t touch raw land at all. That’s why it’s important to work with someone familiar with both local lenders and creative options.
As someone who wears both a real estate and mortgage hat, I’ve helped many buyers structure land deals in ways that make sense for their budget and timeline.
