Common Land-Buying Mistakes to Avoid in Virginia in 2026

Virginia’s landscape still sells the dream: Blue Ridge views, Chesapeake access, quiet pasture, and buildable acreage within reach of major metros. But in 2026, land buying is less about “finding a pretty parcel” and more about avoiding expensive surprises—especially as values remain elevated and inventory shifts. The smartest buyers treat due diligence like a checklist, not a vibe.

Virginia farmland pricing has stayed strong. Virginia agricultural land sold in 2023 averaged $5,464 per acre, according to Mossy Oak Properties. That same report cites a NASS survey estimate of $5,300 per acre for Virginia’s average agricultural land value in 2023, also from Mossy Oak Properties. At the same time, the market cooled in activity: transaction volume for Virginia agricultural land fell to 1,461 transactions in 2023 from 2,159 the year prior—a 32.3% decrease, per Mossy Oak Properties.

These numbers matter because land mistakes get more expensive when the asset is valuable and the deal flow is competitive. Below are the most common (and most avoidable) missteps when buying land in Virginia—whether you plan to build, farm, hunt, timber, or hold long term.

Zoning and Land Use: Don’t Assume You Can Build What You Want

Zoning is the first filter for any land purchase. Every county and city enforces its own ordinance, and the same “acreage” can carry completely different rules depending on district, overlays, and proffers. If you buy before confirming permitted uses, you can end up with land you can’t develop the way you planned—or can’t develop at all.

Confirm the zoning classification—and the real-world limits

Common categories include residential, agricultural, commercial, industrial, and mixed-use, but the details live in the ordinance: minimum lot size, setbacks, road frontage rules, accessory dwelling limitations, livestock restrictions, and subdivision standards. Ask the zoning office what you can do by right versus what requires a special use permit, variance, or rezoning.

Access and Frontage: Avoid the Landlocked Trap

Access is not a “later” problem. It’s a purchase decision.

Landlocked parcels can become negotiation projects

A parcel without legal access to a public road may require an easement across a neighbor’s property. Even if the neighbor is friendly, lenders and title companies typically require recorded, permanent ingress/egress rights. If you don’t secure this upfront, you may own land you can’t reliably reach.

Road frontage requirements can stop a build before it starts

Many Virginia localities require a minimum amount of road frontage for building permits or subdivision. Verify the requirement early—especially if your plan includes splitting the property or adding additional dwellings.

Easements and Deed Restrictions: Read the Fine Print That Runs With the Land

Easements and restrictions can limit where you build, how you access the land, and what you can change. Common examples include utility corridors, shared driveways, conservation easements, and access easements benefiting adjacent parcels.

Request a copy of the deed, recorded plats, and any restrictive covenants. Then match those documents against a current survey so you can see constraints on the ground—not just on paper.

Water and Wastewater: Don’t Guess—Test and Verify

In rural Virginia, utilities are often the biggest make-or-break factor after zoning.

Wells: confirm feasibility and water quality

If the property doesn’t have public water, verify whether a well exists, whether it is functional, and what it would take to drill a new one. Water depth, flow, and quality vary widely by region and topography. Testing is cheaper than discovering problems after closing.

Septic: require soils work before you commit

If there’s no public sewer, treat septic approval as a contingency item. Soil type, slope, drainage, and setbacks can all prevent a conventional system. Alternative systems can work—but they can materially change your budget and site plan.

Site Prep and Utility Extensions: The “Cheap Land” Budget Trap

Raw land can look like a bargain until you price the steps needed to make it usable: clearing, grading, driveway installation, erosion control, and bringing power, water, and communications to the build site.

• Clearing and grading costs rise fast on wooded, rocky, or steep parcels.
• Power can be expensive if the nearest service is far away or terrain is difficult.
• Driveways and private roads may require engineering, culverts, and ongoing maintenance.

Title, Survey, and Environmental Due Diligence: Protect the Asset You’re Paying For

Land exposes you to risks that a typical home purchase often doesn’t. Treat paperwork and fieldwork as equally important.

Title search and title insurance are non-negotiable

A thorough title search can reveal liens, boundary disputes, missing access rights, or old restrictions that still apply. Title insurance helps protect you from defects that don’t show up until later.

Get a current survey

A new survey clarifies what you’re buying and can reveal encroachments, fence-line myths, and boundary conflicts. If you plan to build, subdivide, or add access, you’ll likely need it anyway—so use it early as a decision tool.

Check environmental constraints before you design anything

Wetlands, streams, floodplains, prior contamination, and protected habitats can restrict clearing and building. Environmental diligence is especially important if the land was previously used for industrial activity, dumping, or intensive agriculture.

Climate and Natural Hazard Risk: Map It Before You Buy It

Virginia’s terrain and weather create location-specific risks. What looks stable in a showing can behave differently during hurricane remnants, spring rains, or drought.

• Flood risk: Use FEMA flood maps and local history to understand build constraints and insurance implications.
• Geotechnical concerns: Some regions face sinkhole potential, slope instability, or landslide risk—especially in mountainous areas. A geotechnical evaluation can prevent costly surprises.
• Wildfire considerations: Forested properties may need defensible space planning, driveway width considerations, and careful siting.

Taxes, Leasing, and Working-Land Economics: Understand the Rules Before You Rely on the Returns

Property taxes vary widely by county, and “land use” programs can reduce assessments—but they can also carry eligibility requirements and rollback taxes if you change use.

If you’re buying farmland as an investment or part-time operation, leasing is a major part of Virginia’s agricultural reality. About 33% of all agricultural acreage in Virginia was leased in 2022, according to Virginia Agribusiness. That makes lease terms, access, fencing, water rights, and stewardship expectations worth addressing early—ideally before closing.

Virginia agriculture remains economically significant, which helps explain continued interest in productive land. In 2023, Virginia shipped $1.3 billion in domestic agricultural exports abroad, according to the United States Trade Representative. Broader trade is even larger: Virginia agriculture and forestry exports reached $3.6 billion in 2023, per Co-op Living. In rural areas of Virginia’s Federal Reserve district, agricultural production accounted for about 23 percent of GDP in 2023, according to the Richmond Fed.

Pricing and Market Timing: Don’t Confuse Momentum With Certainty

Land markets can be local and cyclical. Values may stay high even when transaction counts fall, and “comps” can be thin for unique parcels.

Recent data shows both strength and change. Farm real estate values in Virginia increased 10.4% from 2023 to 2024, according to Virginia Agribusiness. National benchmarks also provide context for buyers comparing Virginia to other regions: U.S. agricultural real estate values increased by $180 per acre from 2024 to 2025, a 4.3% increase to an average of $4,350 per acre, according to the American Farm Bureau Federation. For grazing-focused buyers, U.S. pasture value averaged $1,920 per acre in 2025—up $90 per acre (4.9%) from 2024—per the USDA NASS Land Values 2025 Summary.

Use these figures as context—not as a substitute for local due diligence. Comparable sales, soil quality, access, zoning, and utility costs can outweigh “average per-acre” pricing fast.

Financing: Plan for Stricter Terms Than a Home Mortgage

Land loans often require larger down payments and shorter terms than traditional mortgages. Rates and requirements vary by lender, property type, and intended use. Before you make an offer, confirm whether the parcel qualifies for financing based on access, zoning, perc approval, and appraisal standards.

If conventional financing doesn’t fit, explore alternatives such as local banks familiar with land, seller financing, or cross-collateralization with another property—then run the numbers conservatively.

Process Mistakes: Rushing, Skipping Seasons, and Falling in Love Too Early

Land rewards patience. The most costly errors usually happen when buyers move fast without verifying constraints.

• Separate the view from the viability: A beautiful site still needs legal access, feasible septic, and buildable topography.
• Visit more than once: If you can, walk the property after heavy rain and during leaf-off season to spot drainage issues, easements, and encroachments.
• Put contingencies in writing: Make survey, title, septic, and feasibility checks part of the contract timeline.

Build a Local Team: Expertise Pays for Itself

Virginia land deals often require coordination across multiple professionals. A strong team reduces risk and speeds decisions.

• Land-savvy real estate agent: Helps with comps, negotiation, and local norms around access and contingencies.
• Real estate attorney: Reviews contracts, resolves title issues, and clarifies easements and restrictions.
• Surveyor, soil scientist, and civil engineer: Confirms boundaries, septic feasibility, and build approach—before you spend heavily.

Final Thoughts

Buying land in Virginia can be deeply rewarding, but only if you treat diligence as part of the purchase—not an afterthought. Verify zoning, secure legal access, investigate easements, confirm water and septic feasibility, and budget for site work and utilities. Then pressure-test your plans against natural hazards, taxes, and the surrounding area’s long-term development direction.

When you buy with facts and field verification—not assumptions—you protect your budget, your timeline, and the reason you wanted land in the first place.

Frequently Asked Questions (FAQs)

Do I need a real estate agent to buy land in Virginia?

No. Virginia does not require an agent, but an agent experienced with land can help you interpret zoning constraints, evaluate access and utilities, and structure due diligence timelines that protect you.

How long does it typically take to close on land in Virginia?

Many land purchases close in about 30–60 days, but the timeline depends on survey scheduling, title complexity, septic feasibility testing, and whether you need financing.

Can I build whatever I want on my land in Virginia?

Not automatically. Zoning, setbacks, minimum road frontage, health department requirements (well/septic), deed restrictions, and HOA rules (if applicable) can all limit what you can build and where.

Are property taxes higher on undeveloped land in Virginia?

Often, undeveloped land taxes can be lower than developed property taxes, but it varies by locality. Land use taxation programs may reduce the assessed value for qualifying agricultural, forestry, and open-space parcels, but they typically require compliance and can trigger rollback taxes if use changes.