Land Due Diligence 101 - Empyrean Development

Land Due Diligence 101: Everything You Need to Know Before Buying, Selling, or Building

Land Due Diligence 101:

Everything You Need to Know Before Buying, Selling, or Building

Buying land isn’t the wild west, but it sure can feel like it. This guide walks you through how to vet vacant land like a pro, avoid expensive mistakes, and get clarity before you commit. Whether you’re building, investing, or just trying to understand what you bought, this is your go-to due diligence hub.

What is Land Due Diligence

Land due diligence is the research process of figuring out what a piece of land can (and can’t) be used for. It’s about uncovering any red flags or surprises—before they become problems. From zoning to flood zones, good due diligence means fewer headaches and better decisions.

Key Checks You Can't Skip

Zoning & Land Use

Always start with zoning. It determines what you’re allowed to build or use the land for. Just because it’s cheap doesn’t mean it’s usable.

Access & Utilities

Is there legal road access? Are utilities nearby or will you need solar, septic, or a well? These details affect cost and buildability.

Title & Ownership

Look up the deed and check for clear title. A quiet title action may be needed for some auction or inherited properties.

Taxes & Debts

Are there unpaid taxes or liens? You don’t want to inherit someone else’s bills.

Soil, Flood, Environmental

Some land sits in a floodplain or has protected species. Always check FEMA maps and county overlays.

Local Restrictions & Permits

HOAs, deed restrictions, or county ordinances can all limit what you can do.

Tools You'll Want to Use

Common Mistakes to Avoid

Skipping zoning checks
Ignoring road access
Assuming buildability
Not checking title or taxes
Thinking cheap = easy deal
Read more: 5 Mistakes First-Time Land Buyers Make

Arizona Specific Tips

Maricopa, Pinal, and Yavapai counties all have different zoning quirks and GIS tools. Water rights and AMAs are also key here.

Save this Checklist

Want a simple land due diligence checklist you can actually use?

No guesswork just the core due diligence checks you need to avoid buying a bad lot.

Explore More

Want help doing the digging for your land deal? Check out:

Need extra help?

I’ll be more than happy to do the due diligence for you. Choose the level of clarity you need for your parcel.

Land Due Diligence 101: Everything You Need to Know Before Buying, Selling, or Building