Raw land, farmland or a few acres to build on — here’s what to check before you buy, from the agents who put “Land” in our name.
1. Define what the land needs to do
Start with the purpose. A homesite needs road frontage, utilities and a good building spot. A cattle or horse farm needs pasture, water and fencing. A hunting tract needs cover, water and access. Development land needs zoning and infrastructure. Writing down your must-haves keeps you from falling for a beautiful view on a parcel that can’t do what you need.
Also decide how far you’re willing to drive. In Central Kentucky, the difference between a 15-minute and a 35-minute commute can change land prices dramatically — Fayette County’s urban service boundary, for example, limits new rural lots, so many buyers look in Scott, Woodford, Bourbon, Harrison, Clark and Jessamine counties.
2. Get financing lined up early
Land loans aren’t the same as home mortgages. Lenders often require larger down payments for raw land and may treat farms, building lots and recreational tracts differently. Farm Credit associations, local banks and credit unions are common sources for land and farm financing in Kentucky. If you plan to build, ask about construction-to-permanent loans before you make an offer.
3. Confirm access and road frontage
Every parcel needs legal access. Make sure the property fronts a public road or has a recorded, deeded easement — not just a handshake agreement with a neighbor. Check how much road frontage the parcel has, since county subdivision rules often require a minimum frontage to build or divide.
4. Order a survey and walk the boundaries
Older Kentucky deeds can describe boundaries using landmarks that no longer exist. A current survey confirms acreage, boundaries, easements and encroachments. Walk the lines with your agent if you can — fences don’t always sit on the true property line.
5. Test the soil and septic suitability
If the property isn’t on public sewer, you’ll need a septic system, and not all soil can support one. A site evaluation through the local health department determines whether and where a septic system can be installed. For farms, soil quality and drainage also affect pasture and crop potential; the USDA Web Soil Survey is a useful starting point.
6. Check utilities and water
Find out whether electric, public water, natural gas, internet and sewer are available at the road — and what it costs to bring them to your building site. If public water isn’t available, investigate well potential. For livestock, confirm reliable water sources like ponds, springs or creeks.
7. Review zoning, restrictions and floodplain
County zoning determines what you can build and how the land can be used. Deed restrictions or subdivision covenants may limit home size, outbuildings, livestock or manufactured homes. Check FEMA flood maps, too — floodplain status affects where you can build and whether flood insurance is required.
8. Understand easements, mineral rights and title
Utility, pipeline and access easements can affect how you use the land. In parts of Kentucky, mineral, oil and gas rights may have been severed from the surface rights. A title search and title insurance through a closing attorney protect you from surprises.
9. Make a smart offer
Land values depend heavily on comparable sales, which can be scarce in rural areas. Your agent can help you analyze recent sales and include contingencies for survey, financing, septic approval and due diligence in your offer.
Ready to find your land?
Kentucky Land & Home helps buyers find and evaluate acreage, farms, hunting land and building lots across Kentucky. Tell us what you’re looking for and we’ll send matching properties — including new listings as soon as they hit the market.
By the Kentucky Land & Home team · Georgetown, Kentucky
