Why Buying Vacant Land Isn’t as Simple as It Looks
Almost every land problem I see starts with a sentence that begins, “I thought it would be simple.”
So why are land deals trickier than they look?
Unlike a house, land doesn’t tell you what works and what doesn’t. There’s no inspection report that lays it all out. Buyers often skip a traditional inspector altogether, but that doesn’t mean fewer professionals are involved. It usually means more.
You have to confirm the basics yourself. And most of the issues I see come down to the same handful of things. None of them are complicated, but every one of them matters.
Access.
Water.
Zoning.
Utilities.
Cost.
When those line up, land is usually fine. When one doesn’t, that’s where frustration and big problems can start.
What should you check before buying vacant land in Colorado?
Before buying land, you should know how you legally access it, how water will be supplied, what the zoning allows, what utilities are available, and what it will cost to make the property usable. Listings don’t always spell this out. You have to verify it.
What does “inspection” mean with vacant land?
There’s no “home” to inspect so it looks different.
With land, due diligence is about confirming basic facts. Where are the boundaries? How does the land slope? Where does water go when it rains? Is any of it in a floodplain? And if you’re planning to build, soil conditions matter.
You’re not trying to make it perfect. You’re trying to make sure it works.
How do you confirm access?
Land needs legal access. That means a public road or a recorded easement. Not “everyone’s always used it.” Not “the neighbor said it was fine.” Not “of course you have access via the ditch”. I have seen big problems arise when there isn’t actual legal access.
Physical access matters too. Some properties don’t have year round access and it can be hard to tell in the middle of summer. Others rely on private roads with unclear maintenance.
Using a trusted professional with experience selling land can help you navigate this process.
What utilities should you actually worry about?
Water comes first. On vacant land, nothing else matters until you know where water will come from. Colorado is a headwaters state, but that doesn’t mean water is guaranteed on every parcel. And just because it has water on it, doesn’t mean you have the rights to it.
Some properties have public water available. Some require a tap. Others need a well. And some remote parcels don’t have access to a tap or a viable well at all, which means a cistern and hauled water. That’s not necessarily a deal-breaker, but it is a lifestyle choice. You should know upfront if you’re signing up to haul water long-term.
If a well is required, the details matter. What type of well is allowed? Household use or agricultural use? Parcels under 35 acres can have additional restrictions, so that needs to be confirmed early.
After water, the rest of the utilities fall into place. Septic feasibility, distance to electric service, propane versus natural gas, and internet availability all factor in. These are usually the items that change budgets more than people expect.
How do wells work in Colorado?
You can’t drill a well without a permit. The permit comes from the Colorado Division of Water Resources.
Most buyers use a licensed well driller who handles the application and paperwork. Once approved, the driller completes the well and files the reports. Permits usually take a few weeks, but timing varies.
How do you know how deep a well will need to be?
You don’t know for sure until drilling starts. What you can do is look up the nearby wells. Colorado has a public database that shows well depths and water levels. Wells at similar elevation and location can give you a reasonable expectation and local drillers can also know the patterns in specific areas.
When does environmental review matter?
Not every property needs a Phase I Environmental Site Assessment but how do you know for sure?
Lenders will typically require a Phase I Environmental Site Assessment for commercial land. For residential parcels, it’s usually optional. WIth that being said, if there are signs of prior use, dumping, or possible contamination, ordering one can be a smart precaution. If you are planning on getting one done, you need to make sure there is ample time for your due diligence process because this can take a few weeks to complete.
Why zoning should never be assumed
Zoning controls what you can legally do with the land. The rules inside Grand Junction city limits are different from those in unincorporated Mesa County.
Before buying, zoning, setbacks, minimum lot sizes, and any covenants or HOA rules should be reviewed. Zoning issues are much easier to deal with before ownership.
More questions buyers should be asking:
Can I put a manufactured or modular home here, or does it need to be site-built?
That depends on zoning and any HOA or recorded covenants. Some properties allow manufactured or modular homes, others require site-built construction.
Are there HOA or covenant restrictions on the property?
Sometimes. Restrictions may limit building type, home size, exterior materials, fencing, outbuildings, or how the property can be used. These should always be reviewed before buying.
Are animals or livestock allowed?
It depends on zoning and any HOA rules. Some properties limit the number or type of animals, even in areas that appear rural.
Can I use the land the way I’m planning to?
Zoning and covenants control permitted uses. Storage, agricultural activity, or business use may or may not be allowed.
Can I hunt on the property?
The short answer is, maybe. Just because there is wildlife on a property doesn’t mean you can hunt it. Hunting depends on several factors including, zoning, parcel size, and local ordinances. Even if hunting is allowed, state regulations and safety restrictions still apply. This is something that should be confirmed before assuming it’s permitted.
Want a simple way to keep track of what matters when buying land?
I’ve put together a Vacant Land Buyer Checklist you can download and use as you evaluate properties. It covers the key items buyers often overlook before making an offer.
Tanette Smith | Western Slope Real Estate Expert
I work with buyers across Colorado’s Western Slope and specialize in residential, farm and ranch, mountain, and commercial real estate. I help people sort out the details before they commit.
Call or text 970-424-3735 if you want to walk through a property or ask questions before making an offer.