5 Mistakes First-Time Land Buyers Make in Utah and How to Avoid Them
Buying land in Utah is exciting, but the Beehive State’s unique landscape, regulations, and climate mean there are extra traps for the unwary. Here are five common mistakes—and practical ways to avoid them.
5 First Time Land Buyer Mistakes
1. Failing to Do Your Homework
Why it’s risky: Skipping due diligence can cost you dearly later. Hidden zoning restrictions, easements, or contamination (like from former mining sites) can derail your project.
How to avoid it:
Review zoning and land-use plans with local planning offices to ensure you can build what you want.
Order a current land survey—old deeds may misstate boundaries or hide easements
Check environmental history, especially on valley plots or near former mines—flood zones and contamination may apply .
2. Overlooking Water Rights
Why it matters: Utah’s desert climate makes water crucial—but water rights don't automatically come with land. Without them, your land may be unusable for building or irrigation .
How to avoid:
Investigate water rights—know if rights are surface or groundwater, and whether they're included.
Test any existing well for quantity and quality.
Consult a water-rights attorney to navigate the complex Utah water code.
3. Ignoring Access & Utility Issues
Why it stings: Landlocked parcels, seasonal roads, and distant power or water lines add major cost and complexity
How to avoid:
Confirm legal, year-round access via public roads or recorded easements.
Get cost estimates for extending power, water, or septic—remote locations can be expensive
Explore alternative systems (like solar or off-grid) when traditional utilities are inaccessible.
4. Ignoring Natural Hazards & Climate Factors
Why it matters: Utah’s varied geography brings snow, landslides, floods, wildfires—and those mountain plots may be beautiful, but risky .
How to avoid:
Check floodplain maps before selecting valley land.
Assess wildfire and landslide potential, especially in wooded or sloped areas.
Plan for weather extremes—heavy snow, seasonal temps, and droughts can affect buildings and access.
5. Miscalculating Taxes & Hidden Fees
Why you might overpay: Land taxes vary widely across Utah, and some parcels fall into special districts with extra levies. You might also miss out on agricultural tax breaks
How to avoid:
Research local tax rates and estimate increases once you build.
Explore the Greenbelt (agricultural) program, understanding its long-term commitments
Ask about special assessment districts—roads, utilities, fire—extra taxes could apply.
Extra Tips for Utah Land Buyers
Paperwork is key: Title reports, surveys, disclosure statements—don’t skip them.
Watch for mineral/logging rights—you might own the surface, but someone else owns what lies beneath.
Budget realistically: Include the cost of surveys, permits, water rights, utility hookups, and clearing.
Final Word
Buying land in Utah offers incredible opportunities, but success hinges on careful planning and avoiding these common traps. Do your homework, enlist local experts, and budget for hidden costs. Your dream land will be so much sweeter with a solid foundation—literally and figuratively.