If you’re dreaming about a private homesite, a small homestead, or an investment tract in North Carolina, the right piece of land can set you up for decades. The wrong one… can set you back just as long. At Southern Oaks Realty, we specialize in land and residential sales across the Triangle and surrounding counties—and we’ve walked clients through just about every “surprise” a parcel can throw at you. This guide distills that experience into a practical, step-by-step checklist you can use before you write your offer.
Start With Your End Use
Before you fall in love with the view, define your plan:
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Primary home or second home? Impacts financing, utilities, and permitting.
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Investment? Short-term rental (STR), long-term rental (LTR), or land banking?
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Agricultural/homestead? Think livestock, gardens, bees, or timber.
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Recreation only? Road access and neighbor agreements matter more than you think.
Knowing the “why” keeps your search disciplined and the math honest.
The 12-Point Land Buyer’s Checklist
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Zoning & Future Land Use
Confirm the current zoning and peek at the county/town’s future land-use map. You’re checking allowable uses, minimum lot sizes, and where growth is headed. -
Legal Access & Road Maintenance
A pretty tract without legal access is a liability. Verify deeded access (not just “we’ve always driven through there”), and ask who maintains the road—state, HOA, or neighbors. -
Boundary Survey & Encroachments
A recent, recorded survey is gold. If one doesn’t exist, budget for it. Walk corners, look for old fences, and note any visible encroachments or gaps. -
Soils & Septic (Perk Test)
In many NC counties, a septic permit makes or breaks your build. Schedule a soils evaluation (perc test) early. Clayey soils, drainages, or high water tables can limit your bedroom count—or rule out a conventional system. -
Water Source
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Well: Estimate depth and flow based on nearby wells; plan for filtration if iron or sulfur is common.
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Municipal: Confirm tap availability, fees, and line location.
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Topography & Buildability
Study slopes, benches, and the driveway route. Steep sites can be stunning—but more expensive for foundations, grading, and erosion control. Identify your likely homesite and visualize construction access. -
Environmental Constraints
Map any streams, floodplains, buffers, and wetlands. Buffers can limit clearing and placement of homes, driveways, or accessory buildings. -
Utilities & Connectivity
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Power: Distance to the nearest transformer/pole matters—so does the path.
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Internet: Confirm fiber or cable availability if remote work or STR is in your plan.
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Gas/Propane: Understand options and tank placement.
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Restrictions, Easements, & HOAs
Read deed restrictions/restrictive covenants closely. Look for setbacks, minimum square footage, STR rules, livestock limits, and outbuilding restrictions. Map easements (utility, ingress/egress, conservation). -
Timber & Clearing Costs
Timber value can offset clearing—sometimes. Get eyes on species mix, diameter, and access for equipment. Factor stump removal and disposal. -
Neighboring Uses & Growth
Walk the borders. Note hunting stands, dog runs, or businesses nearby. Check for future road widenings, new schools, or industrial rezonings within a few years’ horizon. -
Permitting & Timeline
Some counties move fast; others don’t. Septic, well, driveway, and building permits have lead times—and STR permitting (if applicable) may require inspections.
Red Flags We Watch For (So You Don’t Have To)
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“Verbal access agreements” with no recorded easement
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Old cemeteries or unrecorded gravesites on intended homesites
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Shared wells or undocumented power line crossings
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Unreleased liens or boundary line disputes waiting to reappear at closing
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Unbuildable benches that look perfect until it rains
What Southern Oaks Realty Does Differently
As land specialists and full-service brokers, we help you:
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Source smarter: We match parcels to your end use (build now, invest, homestead, or STR).
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Run the playbook: We coordinate soils testing, surveyors, and utility confirmations early.
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Model returns: Clear, conservative analysis for STR/LTR and resale scenarios.
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Negotiate what matters: Access, timelines, repair/clearing credits, and realistic due-diligence windows.
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Manage the details: From offer to closing, we keep the moving pieces moving.
Your Next Steps
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List your must-haves (acreage range, drive time, internet needs, livestock/STR plans).
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Set your all-in budget (land + improvements + contingency).
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Ask us for a custom land search.
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Walk the top candidates with us—and bring boots. We flag what photos can’t.
Let’s Find Your Ground
Whether you’re eyeing five private acres or fifty, Southern Oaks Realty will help you buy with confidence—and a clear plan.
Thinking about selling land? We’ll position your tract for top dollar.
Ready to talk land? Reach out to Southern Oaks Realty and let’s put our boots on the ground together.