Short answerCheck the survey and boundaries, road access and easements, flood zone, zoning, soils for a septic system, well depth and water quality nearby, utilities, and any covenants. Raw land is usually financed differently than a house. Acreage is common here; in Jackson County, for example, about one in five home sales last year was on an acre or more.
Checklist before you buy
| Item | Why it matters |
|---|---|
| Survey | Boundaries, encroachments, and true acreage |
| Soils and septic feasibility | Whether the county will permit a septic system |
| Well | Depth, flow, and water quality |
| Access and easements | Legal road access and shared drives |
| Flood zone | Insurance and building limits |
| Zoning and covenants | What you can build and keep |
| Utilities | Cost to bring power, internet, and gas |
Financing
Land loans usually need more down. A home on acreage can often use USDA, FHA, VA, or conventional financing if it is residential. See acreage and outbuildings, septic systems, and private wells.
Frequently asked questions
Do I need a perc test?
Counties use soil evaluations to approve septic systems. Ask the county health department what applies.
Can I use a USDA loan for land?
Not for bare land under the guaranteed program. It can work for a home on acreage in an eligible area.
Keep reading
Looking at a house and not sure what you are getting into?
Ask for a free Before You Offer review. Send me the listing. I look over the photos, the seller's disclosure, and recent sales, then flag likely condition issues and planning cost ranges before you write an offer.
Request a Before You Offer reviewOr call or text (812) 525-5489, or email john@yourpropertynegotiator.com.
The Before You Offer review is a REALTOR® and contractor review of the listing, not a home inspection. It is for buyers who are not already working with an agent. If you have an agent, please bring these questions to your agent.
Sources
- Jackson County MLS closings, November 2025 to September 2026 (CRS export from MIBOR BLC)
- FEMA Flood Map Service Center
Written by John Long, REALTOR®, 1 Percent Lists Indiana Real Estate. Working contractor who has priced hundreds of home inspection repair requests. Former labor relations negotiator for a major manufacturer and U.S. Coast Guard veteran.
John Long, REALTOR® · 1 Percent Lists Indiana Real Estate · (812) 525-5489 · yourpropertynegotiator.com
This page is general information, not a substitute for a professional home inspection, and not legal, tax, insurance, or lending advice. Ask a real estate attorney about contracts and disclosure, a CPA about taxes, your lender about loan rules, and a licensed inspector or tradesperson about your house. Nothing here guarantees a sale price, net proceeds, repair cost, payment, timeline, appraisal, inspection result, or loan approval. Cost figures are planning estimates, not bids. I own Wardmark Property Operations LLC, a contracting company. You are always free to use any contractor you choose.