The Ultimate Guide to Buying Land in North Carolina (2024 Edition)

Published on July 29, 2024 | By Tyler Moncrieff

Owning a piece of North Carolina—whether for building a dream home, a savvy investment, or a private mountain retreat—is a goal for many. The Tar Heel State offers a stunning diversity of landscapes, from the Blue Ridge Mountains to the coastal plains. But the process of buying raw land can be far more complex than purchasing a home. This guide breaks down the essential steps to help you buy land in North Carolina with confidence.

Step 1: Defining Your 'Why'

Before you even look at a listing, the most critical step is to clarify your purpose. Your reason for buying land will dictate every other decision, from location to budget. Common goals include:

• Primary Residence: Building your dream home.
• Investment: Holding for appreciation or developing a subdivision.
• Recreation: Creating a personal getaway for hunting, hiking, or relaxing.
• Agriculture: Starting a farm or homestead.

Having a clear "why" prevents you from buying a beautiful but unsuitable property.

Step 2: Navigating Zoning & Regulations

Zoning laws are the local government's rules for what can be built on a property. A beautiful 10-acre plot is useless for your dream home if it's zoned exclusively for agriculture. Always verify the zoning and check for any local ordinances or restrictions that could impact your plans. Don't rely on the seller's information; check directly with the county planning department.

Step 3: The Due Diligence You Can't Skip

This is where the real work begins. "Due diligence" is your investigation period to uncover any potential issues with the land. Key checks include:

• Perc Test (Percolation Test): If public sewer isn't available, this test determines if the soil can support a septic system. A failed perc test can make a lot unbuildable.
• Survey: A professional survey confirms the exact property boundaries, identifies any easements (rights of others to use your land), and reveals potential encroachments.
• Utility Access: How far are electricity, water, and internet services? The cost to extend utilities to a remote property can be surprisingly high.
• Deed & Title Search: Ensures the seller has the legal right to sell the property and that there are no liens or claims against it.

Step 4: Financing Your Purchase

Securing a loan for raw land is different from a traditional mortgage. Lenders often see it as a riskier investment, which means they typically require a larger down payment (often 20-50%) and may charge higher interest rates. It's wise to speak with local banks or credit unions that have experience with land loans in your target area.

Step 5: Finding the Best Deals (The Off-Market Advantage)

Here's a secret from inside the industry: the most desirable land properties often never make it to Zillow or the MLS. They are traded "off-market" through networks of investors, builders, and land specialists. Why? Because it's faster, more private, and connects motivated sellers directly with serious buyers, avoiding the hassle of a public listing.

To access these deals, you need a connection. You need to work with someone who has an established network and finds properties before they become public knowledge.