Found Land You Love?
Let's Find the Problems First.
The listing shows the sunset. It doesn't show the zoning, the access question, the utility extension cost, or the floodplain line. Send Mike the parcel or listing and he'll flag the issues that sink Northland land deals — free, in plain English, before your money is on the line.
The Seven Questions That Decide
Whether a Parcel Is Actually Buildable
1. Zoning & Use
Is your plan — house, shop, animals, second dwelling — actually permitted here, or does it need a variance you may not get?
2. Legal Access
Does the parcel touch a public road, or does it depend on an easement — and is that easement recorded, maintained, and wide enough?
3. Utilities
Where are power and water really? "Utilities nearby" can mean a five-figure extension bill nobody mentions in the listing.
4. Septic & Well
No sewer means soil and site rules decide your septic options — and a failed perc test can make a "buildable" lot not.
5. Floodplain & Terrain
Flood zones, drainage, and slope decide where — and whether — a house can sit, and what insurance will cost.
6. The Deal Itself
Land financing, surveys, and title work run differently than a house purchase. The wrong contingencies can cost you your earnest money.
7. Resale Reality
If you ever need to sell, who's the next buyer — and did you pay a price the market will give back? Mike tracks what's being built across the Northland, so growth direction is part of the answer.
Send the Parcel.
Get the Red Flags Before You Offer.
Paste the listing link or parcel number, tell Mike what you want to do with the land, and he'll come back with what checks out, what doesn't, and what to verify next. Free, no obligation — a practical first screen, not a survey or engineering report.
Land Buying
Questions, Answered
What does the free check include?
A first screen of the red-flag categories above — zoning and permitted use, legal and physical access, utility reality, septic/well considerations, floodplain exposure, and resale outlook — summarized in plain English with a list of what to verify next. It is not a survey, title search, or engineering report, and it doesn't replace them; it tells you whether the parcel deserves them.
Why is land different from buying a house?
Because the expensive problems are invisible in the photos. A parcel can be gorgeous and still be unbuildable for your plan — wrong zoning, no recorded access, a six-figure utility run, soil that fails a perc test. Financing, surveys, and title work run differently too. Feasibility first, romance second.
Is there a catch?
No. It's free and there's no obligation. Mike works land and acreage deals across Clay and Platte County and would rather kill a bad deal early than watch you discover the problem after closing. If the parcel checks out and you want help with the offer, that's your call.
Ten Minutes Now, or Ten Years of Regret.
Every land horror story starts with "the listing didn't mention it." Send the parcel before you write the offer.