Vacant land is one of the most flexible and most misunderstood kinds of real estate. A lot or parcel can become a custom home, a place to build a business, a long-term investment, or simply open space. It can also become a frustrating asset if a buyer discovers, after closing, that the property cannot legally be built on, has no practical access, or needs expensive utility connections.
In the Las Vegas Valley and the desert around it, the rules and the physical realities of land are different from the rules for a finished home. This guide explains the questions to answer before you buy, so that you understand the real cost and potential of a parcel before you are committed. Land is one of the property types our brokerage handles, alongside single-family homes, townhomes, and condos.
What counts as raw land?
Raw or vacant land generally means a parcel without a finished home on it. That covers a wide range of properties, and the due diligence you need depends on which kind you are looking at.
- Infill lots are single lots within or next to an existing neighborhood, often with roads and utilities nearby. They are usually the simplest category to build on.
- Lots in a planned subdivision that has been mapped but not fully built out. Utilities and streets may be planned or partly installed.
- Rural or semi-rural acreage on the edges of the valley or beyond it, which can offer space and privacy but frequently lacks water, sewer, paved roads, and nearby utilities.
- Commercial or investment parcels zoned for business use or held for future development.
Each of these can be a sound purchase, but each requires a different checklist. The more remote the parcel, the more of the infrastructure you may have to build and pay for yourself.
Start with your purpose
Decide why you want the land before you go looking. A buyer who plans to build a home within a year has different priorities from one who plans to hold land for ten years, and both differ from an investor who wants to subdivide or build for sale. Your purpose determines how much it is worth to you, which risks you can tolerate, and what financing makes sense.
Write down answers to a few questions:
- What do you intend to build or do on the property, and in what time frame?
- How much can you realistically spend on the land and on development, including utilities, driveway, site work, and permits?
- Will you pay cash, or do you need financing, and what down payment is available?
- How long are you willing to hold the property, and what are the carrying costs, such as taxes and any fees?
Zoning and land use
Zoning tells you what is allowed on a parcel, and it is the first thing to verify. A parcel might be zoned for single-family residential, multi-family, commercial, industrial, or rural uses, and each category comes with limits on the size of the home, setbacks from property lines, building heights, and permitted activities.
- Find the jurisdiction. The property may be in the City of Las Vegas, Henderson, North Las Vegas, unincorporated Clark County, or another jurisdiction, and each has its own planning department and rules.
- Confirm the zoning and the master plan designation. The zoning that exists today may differ from what the long-term land use plan envisions, and that can affect future change or development nearby.
- Ask about minimum lot sizes, setbacks, and restrictions such as limits on accessory structures, animals, or short-term rentals.
- Ask about overlays and special districts. Some areas have additional design standards or restrictions.
- Do not rely on a listing or an advertisement. Verify directly with the planning department, in writing if possible.
If you want to change the zoning or build something that is not permitted by right, remember that rezoning or special approvals can take considerable time and money, and the outcome is never guaranteed. A purchase contract can be written to give you time to investigate and, in some cases, to make the purchase depend on approvals.
Utilities: water, sewer, power, and communications
Utilities are often the biggest hidden cost of vacant land, and in the desert they deserve special attention. Having a road in front of the property is not the same as having services at the property line.
Water
Find out whether a water provider can serve the parcel, whether a connection is available at the property line, and what the connection and extension costs are. In arid Nevada, water is a managed and regulated resource, so never assume that a private well is permitted or practical. Confirm with the appropriate water authority and state agencies before you rely on the idea of a well.
Sewer or septic
If a public sewer line is not available at the property, a septic system may be required. Septic systems are regulated and permitted, and the soil, lot size, and local rules determine whether one is allowed on a particular parcel. Ask the relevant health and building agencies what is permitted and what a system would cost.
Electric, gas, and communications
Ask the electric provider where the nearest service is and what it would cost to extend it to your building site. Costs can range widely depending on distance. Check whether natural gas is available or whether you would use propane, and verify whether reliable internet and cell service reach the property, since that affects remote work and daily life.
Get written answers
Ask each provider for a written statement of availability and an estimated cost to connect. These estimates belong in your budget before you buy, not after.
Legal access and roads
A parcel is only useful if you can legally and practically reach it. Visible access is not the same as legal access, so look into the following:
- Legal access. Confirm that the property has a recorded right of access, either directly from a public road or through a recorded easement. A parcel that is landlocked or relies on an informal path can be difficult to build on, finance, or resell.
- Road type and maintenance. Find out whether the road is paved or dirt, public or private, and who maintains it. A private road may have a maintenance agreement and costs shared among owners.
- Emergency access and year-round usability. Washes and unpaved roads can become impassable after heavy rain.
- Driveway requirements. The jurisdiction or fire authority may have standards for driveway width, surface, or turnaround space.
Flood zones, drainage, and the land itself
Desert land can look flat and dry for months, then move a surprising amount of water in a short, intense storm. Drainage and terrain affect where you can build and how much site work you will need.
- Flood zones and washes. Review official flood maps and ask whether the parcel lies in or near a mapped flood zone or a natural wash. Building in or near a drainage path can require engineering, elevation, or additional insurance, or may be prohibited.
- Slope and terrain. Steep or rocky lots can raise grading and foundation costs. A site walk with a contractor can give you a sense of cost.
- Soil conditions. Hard layers of cemented soil, common in the region, can make excavation and foundation work more difficult and more expensive. A soils or geotechnical report is often worthwhile before you commit to building plans.
- Boundaries and surveys. Confirm the exact boundaries with a survey, and look for encroachments, fences that are not on the line, or disputes with neighbors.
- Environmental and habitat considerations. Certain areas have protections for plants and wildlife, or past uses that may call for further review. Ask about any known issues.
Title, easements, and ownership
Order a preliminary title report early. It shows who owns the property, how it is legally described, and what recorded matters affect it, including liens, easements, deed restrictions, and unpaid taxes. Read it with your agent and ask about anything unfamiliar.
- Easements for utilities, drainage, or access can limit where you can build. Know exactly where they run.
- Deed restrictions and CC&Rs may regulate building size, materials, or use. If the parcel is part of a community with an association, review the governing documents and ask about dues and any special assessments.
- Liens and unpaid taxes must be resolved at or before closing.
- Mineral or water rights. In some areas, rights to minerals or water may be separate from the surface ownership, so ask the title company what the report says.
- Title insurance. An owner’s policy protects you against many covered title defects that were not discovered before closing.
Much of Nevada’s land is owned by the federal government, and parcels that border federal land can have special considerations for access, use, and future development. Confirm who owns adjacent land and whether access to your parcel crosses it.
Financing and taxes on land
Financing for vacant land is different from financing a home. Lenders consider land to be riskier, since there is no structure that secures the loan or generates a home-like asset. As a result, many land loans require larger down payments, carry different rates, and have shorter terms than a typical home mortgage, and some lenders do not offer them at all. Local banks and credit unions, specialty lenders, and seller financing are common sources. If you plan to build, a construction loan or a construction-to-permanent loan may be the right fit, and a lender can explain how the land and the building process are handled.
Cash buyers often have an advantage in land transactions, because they can close quickly and avoid appraisal and underwriting steps. Whether you pay cash or finance, plan for carrying costs after you buy. Vacant land generates no income unless you use or lease it, and you will still owe property taxes and possibly association dues. Ask the county assessor’s office what the property tax is for the parcel, and ask a tax professional how the purchase and any development will be treated for tax purposes.
Your land due diligence checklist
Use this list as a working outline with your agent. Not every item applies to every parcel, but each is worth asking about.
- Confirm the owner, the parcel number, and the legal description with a preliminary title report.
- Verify zoning, master plan designation, setbacks, and permitted uses with the planning department.
- Get written statements on water availability, sewer or septic feasibility, electric and gas service, and the cost to connect.
- Confirm legal access and road maintenance, and visit the parcel in person, ideally after rain if possible.
- Check flood maps and drainage, and walk the lot with a contractor or engineer for terrain and soil concerns.
- Order a survey to confirm boundaries and locate easements and encroachments.
- Review deed restrictions, CC&Rs, and any association documents and fees.
- Estimate total development costs, including site work, utilities, permits, and impact fees.
- Line up financing or proof of funds, and understand the carrying costs.
- Confirm that the purchase agreement gives you enough time for due diligence and the right to walk away if the answers are not acceptable.
Common mistakes land buyers make
- Buying based on price per acre alone, without calculating the cost to make the land usable.
- Assuming that utilities, a road, or a legal right of access exist because they are nearby.
- Relying on a photo or a sales pitch instead of verifying zoning and restrictions with the agency that controls them.
- Overlooking flood zones and washes on land that looks dry and flat.
- Skipping a survey and discovering boundary or easement issues later.
- Not planning for carrying costs and a longer-than-expected holding period.
- Waiving due diligence time to compete for a parcel without understanding what is being given up.
Working with a local brokerage on land
Land transactions reward patience and local knowledge. At Lyons Share Real Estate, we represent buyers and sellers of single-family homes, townhomes, condos, and raw land across the entire Las Vegas Valley, and we know that a good land purchase starts with asking the right questions in the right order. If you are exploring a parcel, thinking about selling land you own, or just trying to learn what is possible, we are glad to talk through it. See our services, learn about our team, or call us at (702) 379-9768.
This article is general educational information, not legal, engineering, tax, or financial advice. Rules vary by jurisdiction and parcel and change over time, so verify details with the appropriate agencies and professionals before you buy.
Frequently asked questions
- Can I get a regular mortgage to buy raw land?
- Usually not in the same way you would for a home. Many land loans come from local banks, credit unions, or specialty lenders, and they often require larger down payments and shorter terms than a standard home mortgage. Some buyers pay cash or use seller financing. A lender can explain the options for a particular parcel.
- Can I drill a well on land near Las Vegas?
- Do not assume you can. Water in Nevada is regulated, and the availability of a private well depends on the location, the rules that apply to the area, and state approvals. Confirm what is allowed with the appropriate water authority and state agencies before relying on a well, and ask whether a public water connection is available instead.
- How do I know if land is in a flood zone?
- Your agent can check the parcel against official flood maps, and local flood control and planning agencies can provide additional information. Also look at the land in person for washes and drainage paths, since mapped zones do not always show every risk.
- What does it cost to bring utilities to a vacant lot?
- It varies widely with distance, terrain, and the provider. A parcel next to existing lines can be inexpensive to connect, and a remote parcel can cost much more. Ask each utility for a written estimate before you buy, and include the numbers in your budget.
- Do I need a survey when I buy vacant land?
- It is strongly recommended. A survey confirms the boundaries, locates easements, and reveals encroachments. Vacant land often has no fences or markers, so a survey is the best way to know exactly what you are buying.
