Whether you’re looking for acreage, a homestead, a recreational retreat, or a waterfront property, buying land in the Adirondacks is one of the most rewarding real estate investments you can make.
However, purchasing land in the Adirondacks is very different from buying a traditional home. If you’re a first-time land buyer, it’s easy to overlook important details that can cost thousands of dollars and affect how you use the property.
Before you buy acreage or land in the Adirondacks, consider these 9 common mistakes and make a plan to avoid them.
- Assuming Legal Access – Access is one of the most important factors affecting property value and future use. The perfect plot of land isn’t worth anything if you can’t legally get to it. Before buying, confirm that the land connects to a public road via a permanent, legally binding right-of-way, rather than just a physical path.
- Not Verifying What Can Be Built on the Land – One of the biggest mistakes that first-time land buyers make is assuming they can use the land however they choose. Even if neighboring properties have homes, there’s no guarantee that the same is allowed on the parcel you’re considering. Always check with the local county planning and zoning departments about building restrictions and requirements before buying land.
- Not Looking into Utility Availability – Just because a piece of land is listed as buildable doesn’t mean it has utilities. Bringing water, power, internet and sewer lines to a remote lot can easily cost tens of thousands of dollars, which is why it’s important to consider the cost of installing utilities before purchasing land.
- Ignoring Zoning Restrictions – Maybe you’re not worried about utilities because you’re planning to live off-grid, but did you that some local regulations put restrictions on solar panels, wind turbines, and outbuildings? Likewise, the land may not be zoned for your intended use, such as farming, parking an RV, or building a manufactured home.
- Overlooking Wetlands, Flood Zones & Protected Habitats – While these features aren’t necessarily deal breakers, land buyers should understand how they may affect building locations, permits, insurance costs and future development, and consider a wetlands assessment or environmental review.
- Not Walking the Property – Buying land based purely on photos and online listings, without physically exploring the terrain, could significantly affect construction costs and usability. Buyers should pay close attention to elevation changes, drainage patterns, low-lying areas and tree coverage.
- Skipping the Title Search – Just like when buying a home, it’s important to check for any liens, back taxes, or claims against the property before closing. A title search traces the property’s history to ensure the seller has the legal right to transfer the land to you, and helps uncover hidden easements and avoid boundary conflicts.
- Buying Land Based Soley on Price – Lower-priced land isn’t always the best value. In many cases, land may be less expensive because it requires extensive clearing, utility installation, environmental mitigation, and road access costs, such as grading, graveling, or winter plowing to remain accessible.
- Misunderstanding Land Loans – Buyers frequently assume these loans operate exactly like residential mortgages. In reality, purchasing undeveloped land requires significantly larger down payments (typically 20% to 50%), higher interest rates, and shorter repayment terms than a standard home purchase.
Buying Land with Adirondack Mountain Land
Buying a plot of land requires extensive research and due diligence, and it helps to work with a reputable and knowledgeable seller, like Adirondack Mountain Land. As leading brokers of some of the most desirable and scenic properties in the Adirondacks, and long-time residents ourselves, we are uniquely qualified to assist you with your search for Adirondack land.
In addition to ensuring that every parcel of land is buildable with a private and attractive building site, we conduct title reviews, disclose any easements, clearly mark boundaries, and are knowledgeable about Adirondack Park Agency regulations.
Learn more about purchasing land from Adirondack Mountain Land in our FAQs, browse our Adirondack land listings, or contact us for personalized assistance with your search.