A few checks up front can save you from buying land you can't build on. Miami County, Kansas, for example, offers a Zoning Verification ($100) that confirms whether a lot was legally created and can get building permits. It also reminds buyers that entrance rules, sanitation and floodplain can still limit a lot.

• Survey: a survey shows the true boundary lines and easements. Some counties, like Platte County, require a Missouri-licensed surveyor's site plan when setbacks are in question.
• Zoning and lot size: confirm the zoning and minimum lot size. In Cass County, the smallest parcel that can be newly created outside a subdivision is 3 acres.
• Easements and deed restrictions: Miami County advises checking for utility, drainage and access easements and deed restrictions before you build.
• Road access: ask the county or road district about entrance or driveway permits.
• Talk to a real estate attorney or title company about title, easements and contract terms.

Sources: Miami County Planning FAQ · Cass County Codes FAQ · Platte County Planning & Zoning

Related city guides: Paola · Louisburg · Harrisonville

If there's no sewer, the lot needs a septic system, and not every lot can support one. Kansas State Research and Extension says a feasible system may not be possible on every lot and recommends a soil evaluation by a qualified person before you get a permit.

In Missouri, the Department of Health and Senior Services (DHSS) or a local agency, usually the county health department, permits septic systems for single homes. In Kansas, KDHE sets the rules and counties issue the permits.

• Ask whether a soil evaluation has been done and get a copy.
• Jackson County, MO requires an engineer's sealed design and soil test results for a new system permit.
• Cass County, MO lists registered soil evaluators and septic installers on its Building Codes page.
• Kansas Extension notes a typical 3-bedroom system can need about 2,000 to more than 6,000 square feet, and should not sit on an easement or in an area that floods.

Sources: Missouri DHSS OWTS Permit Process · Missouri DNR On-site Septic Systems · K-State Research and Extension MF2831 · Jackson County Building Permit Procedures · Cass County Building Codes, Zoning & Environmental Health

Related city guides: Lee's Summit · Blue Springs · Harrisonville · Paola

Rural land may get water from a rural water district, a city or a private well. Miami County, Kansas notes that rural water isn't available everywhere in the county, so call the utilities before you buy.

• Kansas rural water: the Kansas Rural Water Association has a map to find which rural water district serves an address.
• Platte County, MO asks for a water district letter that water can be provided, when it applies, as part of a building permit.
• Missouri wells: the Missouri DNR regulates building and plugging water wells, and well drillers must be permitted.
• Kansas wells: KDHE licenses water well contractors and requires well records. Johnson County requires a household well permit ($65), Miami County requires one for household, lawn and livestock wells ($150), and Wyandotte County doesn't list one.
• Power, gas and internet: ask each provider whether service reaches the lot and what it costs to extend.
• Call before you dig: Missouri 811 asks for locate requests at least 3 working days before digging. In Kansas, call 811 or 1-800-DIG-SAFE.

Sources: Kansas Rural Water Association · Missouri DNR: Who Regulates Water Wells · KDHE Water Well Program · KDHE Water Well County Permits · Missouri 811 · Kansas 811

Related city guides: Paola · Olathe · Kansas City, KS

FEMA's Flood Map Service Center is the official place to find flood maps under the National Flood Insurance Program. A flood map shows how a property sits compared with the areas at highest risk of flooding.

• Look up the lot on the FEMA map before you make an offer.
• Miami County, KS requires a Floodplain Development Permit for any development in a flood zone, including homes, barns, ponds and culverts.
• Cass County, MO says a home or septic site must meet FEMA standards to be buildable.
• Ask your lender and insurance agent how a flood zone affects your loan and coverage.

Sources: FEMA Flood Maps · FEMA Flood Map Service Center · Miami County Planning FAQ · Cass County Codes FAQ

Ready to look? Our live search shows homes on 1 acre or more around Kansas City. Ask us about vacant land too, and we'll help you check the zoning, utilities and flood maps.

Sources: Kansas City Metro Homes on 1+ Acres · Kansas City Metro New Construction