May 21 • Buying Land
BEFORE YOU BUY LAND The County Call Starter Guide
BEFORE YOU BUY LAND
The County Call Starter Guide
What to Research Before You Purchase + What Questions to Ask
Learn how to research land before you buy, call the right departments, ask better questions, and avoid expensive surprises.
Welcome
Most people buy land thinking:
“It’s my land. I can do whatever I want.”
Then they discover things like:
• Minimum home size requirements
• Setback requirements
• RV and temporary dwelling restrictions
• Farm stand regulations
• Animal density rules
• Flood zones
• Septic requirements
• Utility requirements
• Parcel split limitations
• Environmental restrictions
The goal is not asking permission.
The goal is understanding the rules before spending thousands, or hundreds of thousands, of dollars.
You are gathering information and confirming specifics.
This guide is designed to help you ask better questions, understand county language, and avoid expensive surprises.
Disclaimer: Regulations vary by county and change over time. This guide is educational only and is not legal, engineering, zoning, or permitting advice. Always verify information directly with your local agencies.
STEP 1
Do Your Own Research First
Before you call anyone, spend a little time gathering information yourself.
You are not calling blind.
You are doing preliminary research first and then calling for clarification and specifics.
Find:
☐ Parcel number
☐ County GIS map
☐ Zoning designation
☐ Future land use designation
☐ FEMA flood zone information
☐ Property Appraiser information
☐ Wetlands map if available
☐ Existing structures on site
☐ Property dimensions
☐ Road frontage
☐ Easements if visible
☐ Agricultural classification status
☐ Tax information
☐ Deed restrictions if available
☐ Utility availability
Why?
Because this:
❌ “Can I build on this land?”
Turns into:
✅ “This parcel appears zoned A-1 and outside the floodplain. I wanted clarification regarding residential structures and accessory uses.”
That gets a very different conversation.
QUICK LAND BASICS
What Is Zoning?
Zoning is how a county or city organizes land use. It determines what types of activities and structures may be allowed on a property.
Think of zoning as the broad rulebook that helps answer questions like:
• Can homes be built here?
• Can animals be kept here?
• Can businesses operate here?
• Can land be split?
• How many homes are allowed?
• What size structures can be built?
Important:
Zoning does not automatically tell you everything.
Two properties with similar zoning can still have different:
• setbacks
• overlays
• flood restrictions
• easements
• deed restrictions
• grandfathered uses
• environmental limitations
Zoning is your starting point, not your final answer.
Common Zoning Types You May See
AG / A / Agricultural
Generally intended for agricultural and rural uses.
May allow:
• farming• livestock• larger lots• agricultural activities
People often assume:
“AG means I can do whatever I want.”
Not necessarily.
Agricultural zoning may still include:
• home requirements• density rules• setback requirements• temporary dwelling rules• structure limitations
R-1 Residential
Generally intended for single-family homes.
May include:
• one primary residence• lot size requirements• neighborhood restrictions
RR Rural Residential
Often combines residential use with more flexibility and larger lots.
May sometimes allow:
• animals• workshops• agricultural activities
Rules vary significantly.
RA Rural Agricultural
Often combines agricultural and residential uses.
Commercial / Mixed Use
Typically intended for business and commercial activities.
Conservation or Preservation
May include restrictions that affect development and buildable area.
What Is a Setback?
A setback is the minimum distance a structure must sit from a property line, road, easement, or protected feature.
Think of it as an invisible buffer zone where you usually cannot build.
Setbacks can apply to:
• homes
• barns
• garages
• sheds
• accessory structures
• fences
• pools
• farm buildings
Special setbacks can also apply around:
• wetlands• creeks• flood areas• utility easements• conservation areas
Common types:
Front setback
Distance from the road.
Side setback
Distance from neighboring property lines.
Rear setback
Distance from the back property line.
Example:
You may have ten acres but setbacks, easements, wetlands, and buffers can dramatically reduce your usable building area.
Questions to ask:
“What are the front, rear, and side setback requirements?”
Follow-up:
“Are there any additional environmental or utility setbacks affecting this parcel?”
STEP 2
Know Who To Call
Different departments handle different pieces of the puzzle.
Planning / Zoning Department
Call for:
• setbacks• density requirements• parcel splits• minimum home sizes• animal regulations• farm stands• residential structure rules• accessory structures• temporary dwellings• agricultural uses
Example:
“I’m looking at a parcel and wanted clarification regarding the regulations that apply to this property.”
Building Department
Call for:
• permit requirements• building height restrictions• occupancy rules• alternative construction questions• certificates of occupancy
Environmental Health
Call for:
• septic systems• wells• wastewater requirements• perc questions
Floodplain / Environmental Department
Call for:
• wetlands• buffers• environmental restrictions
Utility Department
Call for:
• electrical requirements• utility access• service availability
Property Appraiser
Call for:
• parcel history• agricultural classification• acreage verification• parent parcel information
STEP 3
You Are NOT Calling To Ask Permission
You are not calling to ask:
“Can I build my dream off-grid tiny homestead compound?”
You are calling to understand regulations and get specifics.
Language matters.
Instead of:
❌ “Can I build a tiny house?”
Try:
✅ “Can you explain the minimum residential dwelling requirements?”
Instead of:
❌ “Can I build a barndominium?”
Try:
✅ “What residential construction types are allowed?”
or
✅ “Are metal-framed residential structures permitted?”
Instead of:
❌ “Can I live off-grid?”
Try:
✅ “What utility requirements apply to residential development?”
Instead of:
❌ “Can I build a compound?”
Try:
✅ “How many residential structures are permitted on one parcel?”
Instead of:
❌ “Can I permanently live in a camper?”
Try:
✅ “What regulations apply to temporary dwelling occupancy?”
Instead of:
❌ “Can I have a composting toilet?”
Try:
✅ “What wastewater and septic requirements apply?”
Instead of:
❌ “Can I build a farm store?”
Try:
✅ “What regulations apply to on-site agricultural sales?”
STEP 4
Keep Records
Write down:
Date:
Time:
Department:
Person spoken with:
Phone:
Email:
Parcel number:
Questions asked:
Exact wording:
Notes:
Follow-up items:
Reference numbers:
Do not rely on memory.
Staff changes.
Departments disagree.
Rules get interpreted differently.
Document everything.
STEP 5
10 Questions To Ask Before Falling In Love With A Property
- What zoning designation applies to this parcel?
- What uses are permitted and conditional?
- What are the front, side, and rear setback requirements?
- What is the minimum square footage requirement for a primary residence?
- What is the maximum building height allowed?
- How many residential structures are permitted on one parcel?
- Are temporary dwellings allowed during construction?
Examples:
• RVs• campers• tiny homes on wheels
- Are there animal restrictions, density requirements, or acreage minimums?
- What regulations apply to farm stands or on-site sales?
- Can this parcel be subdivided or split in the future?
- Follow-up:
• minimum lot size• road frontage requirements• parent parcel rules• family transfer exceptions
BONUS
Things People Learn Too Late
• Acreage does not equal usable acreage
• Agricultural zoning does not automatically mean unlimited freedom
• No HOA does not mean no restrictions
• Neighboring properties can have different rules
• The issue often is not the structure, it is how the county classifies it
Final Thought
Freedom and land ownership are why many of us started this journey in the first place.
Knowing the rules does not automatically mean agreeing with them.
But understanding them before investing your savings can save you from expensive surprises later.
Coming Soon: County + Lender Call Script Toolkit 👀
The county is only half the battle. Just because a property works on paper doesn’t mean it works with financing.
Inside you’ll get:
✔ County call scripts and question guides
✔ Red-flag wording to avoid
✔ Parcel split, farm stand, animals, RV + off-grid questions
✔ Record-keeping worksheets
PLUS:
✔ Lender call scripts
✔ Questions about USDA overlays
✔ Credit score + DTI requirements
✔ Acreage restrictions
✔ Home-to-land ratios
✔ Construction and property restrictions
Because finding land is one thing. Finding land that actually works for your goals and financing is another.
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BEFORE YOU BUY LAND The County Call Starter Guide
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