Buying Land in Northeast Arkansas: How to Evaluate a Property Before You Buy

Buying Land in Northeast Arkansas: How to Evaluate the Property

Buying land can be an exciting opportunity, whether you're looking for acreage, a homesite, recreational property, farmland, or another type of land investment.

But land purchases require a different type of evaluation than buying an existing home.

A property may look appealing from the road, but important questions can remain about access, utilities, boundaries, drainage, restrictions, soil conditions, and how the property can actually be used.

If you're considering buying land in Northeast Arkansas, including areas around Paragould, Jonesboro, Greene County, and Craighead County, taking time to investigate the property before making a purchase can help you make a more informed decision.

Start With Your Intended Use

Before evaluating a piece of land, determine what you hope to use it for.

Your intended use can affect which characteristics matter most.

For example, you may be looking for:

• A future homesite
• Agricultural property
• Recreational acreage
• Hunting property
• Additional acreage
• Commercial use
• A property with an existing structure
• Land for another permitted use

Different types of land can have very different characteristics, so knowing your intended use gives you a starting point for evaluating the property.

If your intended use requires approvals, permits, specific zoning, or particular site conditions, consult the appropriate local authorities and qualified professionals before purchasing.

Verify Legal Access to the Property

One of the first questions to investigate is how you legally access the property.

A parcel may appear to connect to a road, but buyers should not assume that visible access automatically means they have all necessary legal rights to use it.

Ask questions about:

• Public road frontage
• Private roads
• Recorded easements
• Shared driveways
• Road maintenance responsibilities
• Access across neighboring property
• Seasonal access concerns

For properties that rely on an easement, review the applicable documents carefully and consult an appropriate real estate attorney or title professional if you have questions about access rights.

Understand the Property Boundaries

The location of a property line may not always be obvious when you're standing on the land.

Fences, tree lines, driveways, and other physical features do not necessarily establish the legal boundary.

Before purchasing, consider whether a survey is appropriate for the property and your intended use.

A survey may help identify:

• Property boundaries
• Easements
• Rights-of-way
• Encroachments
• Improvements
• Other relevant property features

A qualified surveyor can explain what a survey includes and whether additional surveying services may be appropriate.

Investigate Utilities

Utilities are another important consideration when evaluating land.

Depending on the property, you may need to investigate the availability and location of:

• Electricity
• Water
• Sewer
• Natural gas
• Internet
• Telephone service

Rural properties may not have access to the same utility infrastructure found in developed areas.

If public water or sewer isn't available, buyers may need to investigate alternatives such as a private well or septic system.

Don't assume that utilities are available simply because neighboring properties have them.

Contact the appropriate utility providers and professionals to determine what services are available and what costs or requirements may apply.

Consider Water and Drainage

Water can have a significant impact on how land can be used.

When evaluating Northeast Arkansas property, pay attention to:

• Low-lying areas
• Drainage patterns
• Creeks and streams
• Standing water
• Ditches
• Pond locations
• Nearby waterways
• Potential flood areas

A property that looks dry during one visit may experience different conditions after significant rainfall.

Buyers should research applicable flood information and consult qualified professionals when additional evaluation is needed.

Evaluate the Terrain

The physical characteristics of the land can affect its usability.

Walk the property when possible and pay attention to:

• Slopes
• Flat areas
• wooded sections
• Open fields
• Rock or other ground conditions
• Drainage
• Existing roads or trails
• Areas that may be difficult to access

If you're considering building on the property, site conditions may affect where a structure can reasonably be located and what preparation may be required.

A qualified builder, engineer, soil professional, or other appropriate specialist can provide more specific information about development-related questions.

Research Zoning and Land-Use Restrictions

Before purchasing land, find out how the property is zoned and whether restrictions apply.

Depending on the location, you may need to research:

• Zoning classification
• Permitted uses
• Setback requirements
• Building requirements
• Minimum lot sizes
• Subdivision restrictions
• Deed restrictions
• Easements
• Local ordinances

These requirements can vary by jurisdiction.

If a specific use is important to you, verify that use with the appropriate local authority before purchasing rather than assuming it will be permitted.

Look at the Surrounding Property

Don't evaluate the parcel in isolation.

Take a look at the surrounding area and consider what is located nearby.

Depending on your intended use, you may want to research:

• Nearby roads
• Adjacent properties
• Agricultural operations
• Commercial development
• Existing homes
• Utility infrastructure
• Waterways
• Public facilities
• Future or proposed projects

The surrounding properties can change over time, so avoid assuming that current conditions will remain unchanged indefinitely.

For questions about proposed development or land-use changes, consult the appropriate local planning or governmental authority.

Check for Existing Improvements

Some land purchases include improvements that may not be immediately obvious.

These could include:

• Fences
• Gates
• Barns
• Shops
• Storage buildings
• Wells
• Septic systems
• Driveways
• Gravel roads
• Ponds
• Other structures

Ask for information about existing improvements and investigate their condition, ownership, permits, and status when appropriate.

Older structures may require additional inspection or professional evaluation.

Understand Property Taxes and Other Ongoing Costs

Land ownership comes with ongoing expenses.

Depending on the property, buyers may need to consider:

• Property taxes
• Road maintenance
• Utility expenses
• Mowing or land maintenance
• Fencing
• Agricultural expenses
• Insurance
• Repairs or improvements

Tax treatment can vary depending on the property and its use. For questions about tax implications, consult a qualified tax professional.

Don't Rely Only on Online Maps

Online maps, satellite imagery, and property websites can be useful research tools, but they should not be treated as a substitute for verifying property information.

Maps may not show every:

• Easement
• Boundary
• Access right
• Restriction
• Utility
• Drainage issue
• Physical condition

Use online information as a starting point, then verify important details through appropriate records, professionals, and on-site evaluation.

Visit the Property in Person

Photos can provide an introduction to a property, but walking the land can reveal details that aren't obvious online.

During a visit, consider the property's:

• Entrance
• Road access
• Terrain
• Drainage
• Vegetation
• Boundaries
• Existing improvements
• Relationship to neighboring properties

If possible, visit at different times or under different weather conditions when practical.

A property can look very different after rainfall than it does during a dry period.

Create a Land-Buying Checklist

Before making an offer on land, consider creating a checklist that includes the questions most important to your intended use.

Property Basics

• What is the total acreage?
• What is the legal description?
• Where are the boundaries?
• Is a survey available?

Access

• Is there public road frontage?
• Are there recorded easements?
• Who maintains the access road?

Utilities

• Is electricity available?
• Is public water available?
• Is sewer available?
• Would a well or septic system be needed?

Land Conditions

• How does the property drain?
• Are there low-lying areas?
• Is there a creek or pond?
• What is the terrain like?

Restrictions

• What zoning applies?
• Are there deed restrictions?
• Are there easements or other recorded interests?
• Are there restrictions on building or land use?

Improvements

• Are there existing structures?
• Are fences or gates present?
• Are there wells, septic systems, ponds, or other improvements?

The answers will depend on the specific property, so buyers should investigate the items that are relevant to their plans.

Take Your Time With Due Diligence

Buying land can involve more than simply deciding whether you like the property.

Before closing, buyers should use the appropriate professionals and resources to investigate the issues that matter to their intended use.

Depending on the property, this may include working with:

• A real estate professional
• A surveyor
• A title professional
• An attorney
• A lender
• An environmental or soil professional
• A septic professional
• A utility provider
• A builder or contractor
• A tax professional

The professionals you need will depend on the property and your plans for it.

Buying Land in Northeast Arkansas?

From open acreage to wooded property and rural homesites, Northeast Arkansas offers a variety of land types to consider.

Whether you're looking in Greene County, Craighead County, Paragould, Jonesboro, or surrounding communities, evaluating the property carefully is an important part of the purchasing process.

The right questions can help you understand what you're buying, what additional investigation may be needed, and whether the property aligns with your intended use.

Important Disclaimer

This article is provided for general educational purposes only and should not be considered legal, tax, financial, lending, title, insurance, appraisal, surveying, environmental, or investment advice. Property conditions, land-use regulations, utility availability, and other requirements vary by property and jurisdiction. Buyers should consult appropriately licensed professionals and applicable governmental authorities regarding their individual circumstances.