What I check on a piece of land before a client writes an offer

Timothy EngOctober 19, 2026

As an Army combat engineer, a big part of my job was going ahead of everyone else to figure out whether a road would hold a convoy and where the water would go when it rained. I walk land the same way now, and I raise cattle on our own 60 acres in East Tennessee, so I've lived with the consequences of getting these things wrong.

Here's what I look at before I'd tell a client to write an offer.

Water, before anything else

Where does the water come from, and do you hold the right to use it? I want to know the well depth and flow rate, whether a spring or creek runs year-round or dries up in August, and in western states, exactly what water rights convey with the deed. A beautiful property without reliable water is a very expensive view.

Legal access

A gravel road onto the property isn't the same as a deeded right to use it. I check whether access is recorded, who maintains the road, and whether a neighbor could block it. I also drive it after a heavy rain if I can, because a road that washes out twice a year changes how you live there.

What the land can carry

Slope and soil drainage decide where the house can sit, where a septic system can go, and whether you can run horses or cattle. Pasture that looks green in May might carry far fewer animals than you'd expect. I look at it the same way I'd look at it for my own herd.

Restrictions you can't see from the driveway

Zoning, conservation easements, HOA covenants and deed restrictions can limit what you build, whether you can subdivide later, and even what animals you keep. Some easements come with real tax benefits, which can be great as long as you know about them going in.

Flood zones and fire risk

Both affect your insurance costs and, more importantly, your family's safety. I'm also a licensed insurance agent, so I get a rough sense of insurability early instead of finding out at closing.

Whether you can run a company from there

For founders and executives this one matters more than almost anything. Is there fiber, or will you be on satellite? How far is the nearest airport with direct flights to where your board meets? How far is the nearest hospital? None of these show up in the listing.

What's going on next door

I look at the neighboring parcels too, because a quiet hayfield next to you can be sold and developed. Sometimes the right move is buying the adjoining acreage while it's available.

If you're looking at a property now, or want me to start looking for you, book a private consultation. I'm glad to walk a piece of land with you before you commit to it.

This article is general information, not legal, tax or investment advice. All loans are subject to underwriting approval.