Pick an Area With Day-To-Day Needs in Mind

As you narrow the map, consider practical distances to:

• Church/faith community
• Groceries, pharmacy, and general shopping
• Fire department (affects insurance), EMS, hospital, dentist
• Work hubs or airports
• Favorite restaurants (yes—pizza delivery can matter!)
• Recreation that you actually use (lake access, trails, ski hills)

Where to Find Land

Use several channels at once—good properties often sell before they’re widely seen.

• Drive the area: You’ll learn which roads and ridgelines feel right. Look for For Sale by Owner signs.
• Word of mouth: Tell friends, neighbors, tradespeople, and local business owners you’re looking.
• Local banks: Ask about REO (bank-owned) or pre-listing opportunities.
• Auctions: Approach with caution. Properties can get bid up, and buyer’s premiums (often ~10%) and fees may apply. Do your homework.
• Classifieds: Still useful in some small markets, but often weekend-only and very local.
• Online Search:
  
  • craigslist.com
  • landandfarm.com
  • landflip.com
  • landsofamerica.com
  • loopnet.com (esp. larger acreage or mixed use)
  • realtor.com
  • zillow.com

Always Walk the Land (Don’t Just “Street View” It)

Feet on the ground reveal realities—and surprises.

Topography & drainage

• Does the slope support your plan (e.g., walkout basement)?
• Where does water move in heavy rain? Any obvious erosion?

Access & orientation

• Is a driveway feasible (and approvable)?
• Can you orient the home for views, solar gain, and wind protection?

Utilities

• Electric, phone/data availability and distance to tie-in
• Water: existing well quality or feasibility of drilling; if public, tap fees and line location
• Sewer: public connection or septic suitability (see below)

Noise & seclusion

• Peaceful setting vs. highway hum? Will you enjoy the level of privacy day after day?

Hidden issues (and hidden gifts)

• Walk the back corners—don’t be surprised by a junk pile, old easement, or neighbor encroachment.
• Also look for pleasant surprises—an unseen view or building bench you can only discover on foot.

Due Diligence: Permits, Approvals, and Rules

Regulations exist to keep your home safe and your systems functioning. They vary by location; expect more layers closer to larger cities.

Permits & agencies that may be involved

• Zoning and building departments
• Health department (septic approval)
• County engineer / road department (driveway permits)
• State DNR, Soil & Water, EPA/Army Corps (wetlands, waterways)
• Fire department (access, water supply requirements)

Septic & driveway contingencies (strongly recommended)

• If there’s no sewer, make your purchase contract contingent on septic approval.
• Likewise, driveway/curb-cut approval can make or break access.

Covenants, deed restrictions, and HOAs

• Subdivisions and rural communities may regulate:
  
  • Minimum house size
  • Roof type/materials
  • Fencing and landscaping standards
  • Road frontage minimums
• Deed restrictions can limit outbuildings, livestock, RV storage, etc. Read them—decide if the trade-offs are worth it.

Neighbors & neighborhood fit

• If seclusion is your dream, check how close future builds could be.
• In covenant-controlled communities, confirm you’re comfortable with architectural controls.

Mindset for the Search

Looking for land can be a once-in-a-lifetime adventure. Take your time. You don’t have to buy the first parcel you see. Stay patient, enjoy the process, and keep your standards aligned with how you want to live.