What to Check Before Buying Land
By Kaspar Caldwell, REALTOR®, Keller Williams · Updated 2026-10-22
Legal access comes first
A tract you cannot legally reach is worth a fraction of one you can. Confirm deeded road frontage or a recorded easement, not just a path someone has used for years. If access crosses a neighbor's land, it must be in writing and recorded.
Survey and boundaries
Ask whether a recent survey exists and walk the corners if you can. Fence lines and old markers are not reliable boundaries. If there is no survey, budget for one from a licensed Mississippi land surveyor, especially on smaller tracts where every acre counts.
Utilities and septic
Confirm how far power and water are from the building site and what extension would cost. If there is no sewer, the soil must pass a perc test for a septic system; the county health department handles septic permits in Mississippi.
Floodplain and wet ground
Check FEMA flood maps for any low ground, creek frontage or pond acreage. Floodplain land can still be a great buy for recreation or timber, but it affects building, insurance and price.
Title and restrictions
A title search before closing should reveal liens, unpaid taxes, mineral rights reservations and recorded covenants. Read any restrictions carefully; they can limit mobile homes, livestock or subdivision. A title company or real estate attorney handles this review.
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