5 Things to Ask the County Before Making an Offer on Land

Why Talk to the County First?

When you’re buying land, the county planning and zoning office can give you answers that no listing ever will. From zoning rules to road maintenance, these details protect you from surprises and help you make a confident offer.

1. What Is the Current Zoning and Allowed Uses?

Every county has its own zoning rules. Ask if the land is zoned for residential, agricultural, or recreational use. Common rural zoning like A-5 allows cabins, livestock, and farming—but restrictions may apply to RV living or short-term rentals.

2. Is There Legal Access to the Property?

Even if there’s a visible dirt road, it doesn’t mean it’s legal. Confirm if the access is county-maintained, private, or through an easement. Landlocked parcels can cause major issues unless access is properly recorded.

3. What Are the Water and Septic Requirements?

Ask the county what’s needed for a well or septic system. Some areas require a perc test before approving septic. If water rights are needed, the county can point you to the Utah Division of Water Rights for verification.

4. Are There Any Permitting or Building Restrictions?

Find out if there are restrictions on building cabins, sheds, or running utilities. Ask about setback rules, minimum lot sizes, and conditional use permits (CUPs) that may affect your plans.

5. Who Maintains the Roads and Utilities?

Some counties plow and grade rural roads, but many do not. Ask if the road is publicly maintained or if maintenance falls on owners or an HOA. Also confirm how far power, fiber, or water lines are from the property.

Final Thoughts

The county is your best resource before you make an offer. By asking about zoning, access, water, restrictions, and road maintenance, you’ll avoid expensive surprises and buy with confidence.

👉 At Mountains West Ranches, we help buyers ask the right questions up front so they can make smart decisions on Utah land.