The price tag on that piece of land might look perfect—but the hidden costs of buying land can sneak up fast.
You’re not just paying for the dirt. There are surveys, utility hookups, legal access problems, zoning restrictions, and tax issues you might not even know to check for—until it’s too late. Before you even worry about surprise costs, it helps to know how to find the right property in the first place. Here’s my guide on spotting the perfect piece of land in Ohio before someone else buys it.
Whether you’re buying land in Ohio by owner (FSBO) or through a listing, this guide breaks down 5 hidden costs of buying land that can catch buyers off guard—and exactly how to avoid them like a pro.
Pro tip: Grab the Ohio Land Due Diligence Kit to track all these risks in one place.
Before you dive into the details, you might also like:
- Smart & Simple: Buy Land in Ohio by Owner (Step-by-Step Guide) – A clear, beginner-friendly walkthrough for buying FSBO land without a realtor.
- Where to Find Cheap Land in Ohio (And How I Learned to Spot a Good Deal) – My process for spotting legitimate deals and avoiding time-wasters.
1. No Legal Access = Surprise Driveway or Easement Costs
A lot of cheap land in Ohio is cheap because it’s hard to access. If there’s no legal driveway, you might have to:
- Negotiate (and pay for) an easement
- Build a driveway across someone else’s land
- Install a culvert just to access the road
These costs can range from $500 to $10,000+ depending on the situation.
How to avoid it:
Check the county GIS map and contact the county engineer. Ask the seller about any existing easements or legal right-of-way.
If you do move forward, simple tools like driveway markers or property boundary flags can help visualize the layout before committing to a build or grading crew. They’re cheap, easy to set up, and great for walk-throughs with contractors or county officials.
2. Zoning Surprises Can Kill Your Plans
One of the most overlooked hidden costs of buying land is zoning. You might find the perfect spot—only to learn you can’t build a home there.
Red flags to look for:
- Agricultural zoning (no homes allowed)
- Floodplain or wetlands
- Minimum lot size/building setbacks
- Conditional use permits
How to avoid it:
Call the township or county zoning office. Ask:
- What’s the current zoning?
- What uses are allowed?
- Can it be changed?
3. Perc Tests, Soil Problems & Utility Hookups
Buying raw land almost always means no utilities yet. And getting them isn’t free.
Common costs:
- Perc test for septic approval ($300–$1,000)
- Well drilling or city water hookup
- Electric or gas hookup (can be $500–$5,000+)
- Internet or phone service (hard in rural areas)
How to avoid it:
Ask:
- Has a perc test been completed recently?
- Are utilities available at the road?
- Are there service providers nearby?
To get ahead of the game, you can order a basic soil test kit to check pH and drainage potential on your own before scheduling a perc test. It’s not a substitute for official results, but it can give you a preview.
4. Back Taxes & Special Assessments
More hidden costs of buying land? Unpaid taxes. You’re legally responsible for back taxes and local assessments the minute you close.
What to check:
- Are taxes current?
- Is the property subject to roadwork or drainage assessments?
- Any liens or court judgments?
How to avoid it:
Visit the county auditor’s website and look up the parcel number. Ask the seller for proof of taxes paid.
I use my own Ohio Land Due Diligence Kit whenever I’m evaluating a property. It keeps all the details—access, zoning, utilities, taxes, and title—organized in one printable checklist, so nothing gets missed.
5. Title Problems Aren’t Always Obvious
Even if you’re buying land FSBO or for cash, title issues can cost you thousands.
Common problems:
- Unknown heirs or co-owners
- Boundary disputes
- Undisclosed liens or old mortgages
How to avoid it:
Hire a title company. At minimum, run a title search. Title insurance is optional—but smart.
Even if you’re buying without a realtor, you can still run your own title search or hire a company to help. Services like LegalZoom or RocketLawyer offer affordable access to real estate attorneys or legal document help without paying full closing fees.
Pro Tips
- Don’t assume “cheap” means “build-ready”
- Always ask about access, zoning, utilities, and taxes before making an offer
- Use a due diligence checklist (or my kit) to avoid surprises
If you want to avoid hidden costs of buying land and buy with confidence, grab the Ohio Land Due Diligence Kit for just $5. It’s the shortcut to making sure your dream property doesn’t turn into an expensive headache.
FAQs
Q: What’s the biggest hidden cost of buying land?
A: Lack of legal access is one of the most expensive surprises—driveways, easements, or culvert installs can cost thousands.
Q: Do I need a title company for land?
A: Yes. Even for FSBO or cash deals, a title search can uncover major issues that aren’t listed on Zillow or Facebook.
Q: Can I skip a perc test?
A: Only if it’s already been done recently and approved. Otherwise, it’s a must for rural land with no sewer access.
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