Top Mistakes First-Time Land Buyers Make

Over my years as a broker, I've had many landowner (prospective seller) consultations, that became a confessional of sorts, where my new clients divulge all of the not-so-great things they found out about their property (or home) after purchasing that the seller didn't disclose, or that the broker they used failed to point out to them. Buyers often get rose-colored glasses when touring their dream property, and can make a few amateur errors that they never saw coming. Buying land can be one of the most rewarding decisions you’ll ever make. But for first‑time buyers, it’s also a journey rife with hidden traps that turn exciting dreams into costly headaches.

Over the years, I’ve seen the same missteps played out again and again. If you’re thinking about buying land — whether for hunting, farming, building a barndominium, or planting roots — here are the top five mistakes you absolutely don’t want to make.

1. Skipping the Research Phase

Some folks fall in love with acreage based on a photo, price, or a “great deal,” and before you know it, they’ve made an offer without fully understanding what they’re buying. Land isn’t just an asset — it’s a location, legal reality, and long‑term commitment.Failing to dig into zoning, restrictions, future road plans, local regulations, and tax implications sets the stage for surprises later. The property might look perfect, until you learn you can’t build where you planned, or that a nearby county ordinance changes everything. Comprehensive research gives you confidence instead of regret.

2. Not Verifying Access, Easements, and Utilities

It sounds simple, but road access and legal easements are one of the biggest pitfalls first‑time buyers overlook. Sure, a Google map might show a driveable path — but does the land have deeded access? Without it, you could end up with a parcel (or part of it) that’s inaccessible without negotiating with a neighbor.

Utilities are another make‑or‑break detail. Water, electricity, internet, and sewer connections aren’t guaranteed. Running power or drilling a well can cost thousands — even tens of thousands — if they’re a long way off. Ask utility companies for estimates before you write a check.

3. Skipping a Professional Survey

Most people assume that fences, old stakes, or the listing map show true boundaries. Unfortunately, that’s rarely the whole story. Only a licensed land survey provides confirmed property lines, reveals encroachments, and exposes easements that might limit how you use the land. Skipping this step might cost you later in legal fees, disputes, or even having to adjust your entire building plan. A survey is not required in Illinois to sell an existing parcel of land. In fact, the majority of pieces we sell are marketed using GIS approximate boundaries, and sold by the taxable acreage. If you want a survey, you typically have to negotiate on it in the purchase. It's not always necessary, but if there appear to be any questionable boundaries, or possible encroachments from neighbors, then I wouldn't recommend proceeding without one. Figure out who's going to pay for it, and work it into the deal.

4. Ignoring Soil, Septic, and Environmental Checks

You can’t build just anywhere — and not all land supports what you envision. Soil quality matters — especially in rural Illinois where heavy clay or saturated ground can complicate construction or septic installation. Percolation tests aren’t just a good idea; they’re essential if you plan to build a home. In fact, some counties require perc testing to be done, and mapped on a survey, before you can even parcel off and sell a piece of land (whether there is an immediate plan to build on it, or not). Environmental issues also lurk beneath the surface. Prior land use, wetlands, flood zones, and unstable terrain can derail plans or demand expensive remediation. A professional check — before closing — protects you from unpleasant surprises later.

5. Underestimating Total Costs

This is the one that slams first‑time buyers hardest. It’s easy to buy the land — but it’s another thing entirely to own and develop it. Beyond the purchase price, there are:

• Property taxes

• Clearing, grading, and road development

• Utilities connection fees (bringing power back to a remote site, or putting in well)

• Septic system costs

• Survey and legal fees

• Permits, zoning changes, and engineering work

These “extra” costs can quickly exceed the price of the land itself if you don’t account for them upfront. Create a detailed budget before you fall in love with a parcel — and if possible, talk to local builders or contractors for real‑world estimates.

Final Thought: Hire Smart Help

None of this means you shouldn’t buy land. It just means that you should prepare for it. The most successful buyers are the ones who bring professionals into the process: real estate agents who specialize in land, surveyors, attorneys, and sometimes engineers. They’re not expensive — they’re protective. And they keep dreams from turning into regrets.

Buying land should be a huge celebratory milestone — not a wake‑up call. If you're preparing for your first land purchase, I'm here to guide you through the process, and make sure the outcome is one you'll always remember instead of one you'd like to forget.