For buyers searching for land on their own who want to make builder-friendly decisions for Solid-Core SIP construction from day one. Use this list to evaluate any parcel before making an offer.
Zoning & Restrictions
Confirm land is zoned residential or agricultural
Avoid recreational or commercial-only zoning that restricts residential construction.
Check for deed restrictions or covenants
Review any limitations on structure size, style, type, or use.
Ask if homestead shells / barndominiums are allowed
Some areas have specific restrictions on SIP or agricultural-style residential buildings.
Verify HOA rules and enforcement
HOAs may have architectural guidelines that affect your build plans and exterior design.
Confirm minimum lot size requirements in that zoning district
Many rural zoning districts require minimum parcel sizes for new residential construction.
Check for floodplain designation (FEMA flood map)
Avoid Zone A or AE floodplain areas. Insurance costs skyrocket and lenders may decline.
Utilities & Infrastructure
Electric pole nearby or on-site
Check distance from existing power lines, long extension runs can cost $15,000 to $50,000.
Water source available (well or rural water district)
Confirm well viability or rural water district access. New well drilling runs $5,000 to $20,000.
Sewer or septic options confirmed
Verify soil conditions support a septic system if municipal sewer isn't available.
Perk test completed or planned before closing
Soil percolation test is required by most Missouri counties before septic permit issuance.
Internet availability confirmed
Check for fiber, cable, or Starlink satellite. Starlink covers most rural Missouri at ~$120/mo.
Road access is public, private, or easement, confirmed in writing
Verbal confirmation isn't enough. Confirm legal access in title documents.
Topography & Soil
Walk the land during or after rain to check drainage
Standing water or pooling after rain signals drainage problems that affect foundations.
Flat or gently sloped terrain for slab placement
Steep grades significantly increase earthwork costs for site prep and slab pours.
Soil stability assessed for foundation bearing
Clay-heavy soil or ledge rock can complicate foundation design and increase costs.
Note obstacles that raise site prep costs
Large trees, boulders, buried debris, or rock ledge add to clearing and grading costs.
Legal & Title
Survey on file or available (preferred)
A current survey helps determine exact boundaries and building placement options.
Legal access confirmed in writing
Verify easements or deeded access. Don't rely on informal agreements.
No liens or encumbrances on title
Clean title is required before any lender will fund a construction loan.
Mineral rights status understood
In some Missouri counties, separated mineral rights can affect your property rights and future use.
Property taxes and special assessments verified
Review annual tax bill and check for any special assessment districts on the parcel.
How to Check Your County
Missouri counties set very different rules, and no adopted code doesn't always mean no permit. Before you buy, get these answers from the county (the County Clerk can point you to the right office):
✓Does the county zone this parcel, or does a township?
✓Is a county building or land-use permit required?
✓Has the county adopted a residential code (IRC)?
✓Who issues the septic permit?
!Minimum lot size and setbacks for this district
!Is the parcel in a floodplain?
DreamStart Tip: Land Equity as Down Payment
If you own your land free and clear before starting the build, that equity often counts toward your down payment on a construction loan, potentially reducing the cash you need to bring to closing to zero. Land ownership is one of the strongest signals we look for when qualifying buyers. This is the most important financial advantage rural land buyers have over urban home buyers.
Land Search Questions
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Type the address of your land (or the nearest road address). We'll check it against USDA's eligibility map for zero-down home loans and show what we know about your county's building rules.
Based on USDA Rural Development's public eligibility map for single-family housing. This isn't a final determination; USDA decides eligibility when you apply, and income limits also apply. Confirm on USDA's map . We don't save the address you enter unless you ask Mike to call.
