Buying land is a big decision that requires careful thought. In the Adirondacks, what to consider when buying land aligns with many other locations, but there are a few additional things to mull over. Whether you are purchasing land for personal use, development, or investment, doing your research and evaluating important criteria is essential.

Read on for expert advice from Adirondack Premier Properties to inform your Adirondack land purchase. Learn about how to avoid common pitfalls and ensure that you are covering all your bases when purchasing land in the Adirondacks. Buy with confidence to make your dream of the perfect Adirondack home, a new business or long lasting investment come true.

The Essentials: What To Consider When Buying Land in the Adirondacks

1. Zoning and Land Use Restrictions

One of the first things to research for a property of interest is zoning. Zoning laws regulate how land can be used for residential, commercial, agricultural, or industrial purposes. Understanding zoning laws is crucial to your planning process to gain a solid understanding of what you can and can’t do with the property.

Residential Zoning: To develop a property with a residential home to live in full or part time, the land must be zoned for residential use.
Agricultural Zoning: To farm or grow crops on varied scales, the land may need to be zoned for agricultural use.
Commercial Zoning: To use the land for commercial enterprise or to run a business, the land must be zoned for the types of business activities you aspire to start.

Also, in the Adirondacks, it’s very important to become familiar with and verify land use restrictions. In particular, environmental protections or historical preservation laws could limit development options for the property. Be aware that within the Blue Line of the Adirondack Park, it may be required to contact the Adirondack Park Agency to apply for a permit. The Adirondack Park Agency was created in 1972 to protect the public and private resources and land, and has jurisdiction over many areas in the park depending on location and type of planned development.

2. Access to Utilities

As you narrow down pieces of land that are of interest, find out what kind of access is available for utilities. If you plan to build a home or a business, make sure the land has access to essential utilities, such as water, electricity, gas, and sewage systems. If the land is in a remote area, these utilities may not be readily available, and you’ll need to consider the cost and feasibility of getting them installed.

Water and Sewage: If there is no connection to a public water supply or sewer system, you may need to drill a well or install a septic system.
Electricity and Gas: In rural areas, utilities might not be readily available, and running power lines or gas lines could be costly.

These factors can significantly impact the overall cost of your land and ultimately, your development plans.

3. Location and Accessibility

Location of land in the Adirondacks is another crucial piece of what to consider when buying land. While it obviously needs to be in a place that suits your development needs, there are also some important factors to consider regarding how easy it is to access the parcel.

Road Access: Check on right of ways and confirm that there is legal access to the land. If the land is landlocked, you may need to negotiate an easement with neighboring property owners.
Proximity to Amenities: Consider how far the land is from essential amenities like schools, hospitals, shops, and public transportation. If you’re purchasing land to build a home, this is especially important.
Future Developments: Research any upcoming projects or developments in the area. If the land is located in a growing area, it could be a great investment opportunity, but potential developments might also affect your land’s value and desirability.

4. Soil Quality and Topography

The quality of the soil and the topography of the land are vital if you’re planning to build a structure or use the land for farming.

Soil Quality: If you intend to farm or garden, test the soil quality for nutrients, drainage, and suitability for crops.
Land Slope and Elevation: A flat piece of land is generally easier to build on than a steep, uneven lot. Hillside properties may require extensive work to make them suitable for construction.

What to consider when buying land for farming requires some additional research. Ensure that the topography supports irrigation, machinery use, and ease of access. Cornell Cooperative Extension has offices in all Adirondack counties and is a helpful resource for all things agriculture.

5. Cost and Financing

Purchase price of the land is one of the most obvious factors to consider. Throughout the Adirondacks, land prices vary greatly with some parcels reaching as high as the million dollar mark. As you start looking at properties, you may find that an area of interest is priced higher than your budget.

Luckily, many larger communities around the Adirondacks have geographically large school districts, so you might find a comparable parcel a slight distance away that also meets your criteria. Once you find an area of interest, don’t be afraid to extend a little further out just to see what else is available on the market.

Some additional things related to what to consider when buying land are beyond the purchase price. Other costs that come with purchasing land in the Adirondacks may include:

Property Taxes: Understand the annual property taxes you’ll be required to pay. The land’s location, size, and zoning will affect the tax rate.
Insurance: Check with insurance companies to see what type of coverage you’ll need for the land and any structures that may be built.
Financing: If you need financing, consider the options available to you. Some banks may not offer loans for land purchases, especially if the land is undeveloped or in a remote location. It’s important to have a clear financial plan.

6. Environmental Concerns

Conduct an environmental review of the property to ensure it’s not located in a floodplain, near an environmental hazard, or subject to other potential risks. This can help avoid future liabilities and complications when reviewing what to consider when buying land.

Flood Zones: Check flood zone maps to ensure that the land isn’t in a flood-prone area.
Contamination: Make sure there are no hazardous materials or contamination issues on the land that could affect its usability or value.

Some of these environmental concerns can also be researched at the Adirondack Park Agency when you reach out to inquire about restrictions or environmental protections.

7. Land Survey and Boundaries

As you are working through some of your top property candidates and evaluating various points of what to consider when buying land, request and review the property’s land surveys before you view them in person. A land survey is essential to determine the exact boundaries of the property. Property boundaries may not always be clearly marked, and disputes over land lines can arise if boundaries are unclear.

If there are markers, this survey should guide you to the pins on the property so you are able to better understand the parcel. Additionally, in the Adirondacks some of the parcels can be more heavily wooded, and an app like onX can help guide you to the location of the pins.

Once you have determined your best match parcel, you may want to hire a licensed surveyor to help you understand the land’s true size and shape and prevent any legal issues related to boundary disputes in the future.

8. Resale Value

Once you identify some potential parcels, consider the land’s resale potential when examining what to consider when buying land. While it may not be the first thing that you think of when you find the perfect property, it is something to ponder in advance of purchase. Life can change leading you to sell earlier or later than expected. Taking the time to see if there are any future developments near the land’s location and its accessibility to community amenities will affect its future value. Even if you don’t plan to sell right away, it’s important to consider how easy it will be to sell the land if your future plans change.

Buying land is an exciting but complex process. Whether you’re buying land for your dream home, an investment, or agricultural use, understanding the key considerations can save you time, money, and frustration. From zoning laws to soil quality, make sure to do thorough research and consult professionals like real estate agents, lawyers, and surveyors before finalizing your purchase. By doing so, you’ll be well on your way to making a sound investment in your future.

To get started on your Adirondack land search today, contact us at Berkshire Hathaway HomeServices Adirondack Premier Properties to speak with an experienced forever agent. Call 518-523-3333 now for expert advice and guidance on your Adirondack land purchase.