Totally agree—those upfront checks are a pain, but skipping them can wreck your budget way worse down the line. I once passed on a “bargain” lot because the access road was basically a swamp after rain. Ever tried to haul lumber through mud? Not fun. Sometimes the weird listings really do hide the best potential, though... just gotta dig a little deeper (literally and figuratively). How much risk are you willing to take on for a deal?
Hidden gems are great, but I’ve learned the hard way that “discount” land often comes with expensive surprises. I’m willing to take on a little risk if it’s just cosmetic stuff or overgrown brush, but when it comes to things like access or utilities, I won’t budge. One time I thought I could “fix” a drainage issue… three contractors later, it was still a soggy mess. How do you feel about properties that need serious infrastructure work? For me, unless it’s got at least basic access and utilities nearby, I usually walk away.
ACCESS ISSUES CAN BE FIXED—SOMETIMES
I get where you’re coming from about walking away if there’s no access or utilities, but I’ve actually had some luck tackling those issues—if the price is right. One parcel I bought looked like a nightmare on paper: no driveway, no power, and the “road” was basically two ruts in the grass. But after checking with the county and getting a realistic quote for a gravel drive and a power pole, it penciled out. Not saying it’s for everyone, but sometimes those big problems are just dollar signs in disguise... as long as you do your homework first. Drainage, though? Yeah, that’s often a dealbreaker for me too.
ACCESS ISSUES CAN BE FIXED—SOMETIMES
I hear you on drainage being a dealbreaker—water always wins, no matter how much you want to fight it. But yeah, access and utilities are usually just a math problem. I’ve worked on a few projects where the “road” was basically a suggestion, but with a decent contractor and some patience, it turned into a real driveway. Power’s usually just a call and a check away, unless you’re way out in the sticks. Just don’t underestimate how much time (and mud) you’ll deal with during construction if you skip the basics up front... learned that one the hard way.
LOOKING FOR AFFORDABLE LAND—ANY HIDDEN GEMS?
Access is one of those things that sounds simple on paper, but in practice, it can get messy fast. I’ve seen folks buy “cheap” parcels thinking a driveway is just a weekend project, only to realize the county wants a culvert, or the neighbor’s got an easement dispute brewing. Utilities are similar—sure, you can usually get power if you’re within a reasonable distance, but I’ve had projects where the cost per foot to run lines made the whole deal questionable. Solar and wells are options, but they’re not always as turnkey as people hope.
I’m curious—when you say “affordable,” are you talking about land that’s already got some infrastructure, or are you open to raw, unimproved lots? There’s a big difference in upfront cost versus what you’ll spend over time. Sometimes those hidden gems end up being money pits if you’re not careful with due diligence. I’ve seen more than one “bargain” lot turn into a nightmare because of access fights or surprise wetlands.
Have you run into any local ordinances or permitting headaches in your searches? Some counties are a lot stricter than others about what counts as legal access, and it’s not always obvious from the listing. I’ve had to walk away from deals where the paperwork just didn’t line up, no matter how good the price looked.
Just wondering how much risk you’re willing to take on for the sake of a deal. Sometimes it’s worth rolling the dice, but sometimes it’s better to pay a little more up front for fewer surprises down the road.
