5 Questions to Ask Before You Buy Land Sight-Unseen

Buying land online can feel risky — especially when you haven’t set foot on the property. But for many buyers, especially those shopping for affordable land in rural California, purchasing sight-unseen is surprisingly common.

Whether you're an out-of-state investor, a future homesteader, or just someone who loves a good deal, buying land without visiting in person can be smart — if you know the right questions to ask.

Here are the 5 must-ask questions before you buy land sight-unseen.

1. Is There Legal and Physical Access?

Just because a property looks like it’s near a road doesn’t mean you can drive to it legally.

Ask:

• Is there a recorded easement or deeded road access?

• Is the road maintained (by the county, POA, or neighbors)?

• Can a normal vehicle reach it year-round, or is 4WD needed?

📌 At Apex Land, we verify access on every parcel and include road details in our listings — so you’re never buying landlocked property.

2. What Are the Zoning and Land Use Restrictions?

Zoning determines what you can legally do with the land — and it varies by county, sometimes even by parcel.

Ask:

• What’s the zoning code (e.g., Residential, Agricultural, Recreational)?

• Can I camp, build, or place an RV or mobile home?

• Are there time limits for staying on the property?

💡 In Modoc County, many properties allow 30 days of camping or RV use at a time, with options for off-grid cabins or tiny homes.

3. What Are the Utilities (or Off-Grid Options)?

Vacant land often means no hookups — but that doesn’t mean you’re stuck.

Ask:

• Is there power nearby, or will I need solar or generator?

• Can I drill a well, or is water delivery common?

• Is septic allowed, and how deep are systems typically?

💧 We include all utility information in Apex Land listings, and we’re happy to explain solar, well, and septic basics to first-time buyers.

4. Are There Any Ongoing Costs or Restrictions?

Beyond the purchase price, it’s important to know what you’re signing up for long-term.

Ask:

• What are the property taxes?

• Is there an HOA or POA, and what are the fees?

• Are there building timelines or maintenance rules?

📜 Many California Pines lots have a POA fee of around $105/year — which includes access to hot showers, campgrounds, and more.

5. Is the Title Clear and Marketable?

You don’t want to inherit someone else’s problems — like unpaid taxes, liens, or disputes.

Ask:

• Will the seller provide a clear title?

• Are there any back taxes owed?

• Will the sale be recorded with the county?

📝 Apex Land sells only clear-title property with no back taxes. We record every sale and make the process simple and secure.

Final Thoughts

Buying land sight-unseen is like buying an investment property with confidence and clarity — if you ask the right questions.

When you work with a trustworthy seller and get the facts up front, you don’t need to set foot on the property to know it’s the right fit. At Apex Land, we specialize in helping everyday people become landowners — no jargon, no pressure, no surprises.

Still unsure if sight-unseen is right for you?

Let’s talk.

📦 About Apex LandApex Land helps everyday people become landowners—without the hassle. We specialize in affordable, seller-financed land in California, with no banks, no credit checks, and low monthly payments. Whether you're investing, prepping, or just want a quiet place of your own, we’ve got you covered.

If you’ve got the dream, we’ve got the dirt.

👉 View Available Properties Now