Vacant Land Listing in Georgia

Here’s a practical seller intake checklist organized by category.

1. Ownership & Basic Property Information

Get:

• Full legal names of all owners

• Copy of the deed

• Property address (if assigned)

• Parcel ID / Tax ID number

• Legal description

• Current property tax amount

• Copy of latest tax bill

• Whether property is held:

  • individually

  • LLC

  • trust

  • estate

Also verify:

• Is there a mortgage or lien?

• Any co-owners needing signatures?

• Is probate involved?

2. Survey & Boundary Information

Very important for land.

Ask for:

• Existing survey

• Boundary survey

• Plat map

• Acreage verification

• Corner markers information

• Any encroachments known by seller

• Shared driveway or access agreements

If no survey exists, note that buyers may require one during due diligence.

3. Access Information

One of the biggest land issues.

Determine:

• Is access paved or dirt?

• Public or private road?

• Legal ingress/egress?

• Easement access?

• Recorded access agreement?

• Maintained by county or privately maintained?

Ask seller:

• “Can someone legally and physically access the property year-round?”

4. Zoning & Land Use

Critical for marketing.

Get:

• Current zoning classification

• County jurisdiction

• Allowed uses

• Minimum lot size

• Building setbacks

• Whether mobile homes are allowed

• RV restrictions

• Agricultural exemptions

• Timber classification

• Conservation restrictions

You may need to independently verify this with the county planning/zoning department.

5. Utilities

Buyers always ask this immediately.

Determine availability of:

• Power

• Water

  • public

  • well needed

• Sewer

  • public

  • septic needed

• Internet/fiber

• Gas

If septic:

• Has a perc test been completed?

• Any septic permits?

Ask for:

• well reports

• septic permits

• soil studies

• perc test documentation

6. Environmental & Physical Characteristics

Important for financing and usability.

Ask:

• Flood zone status

• Wetlands present?

• Creek/pond/waterfront?

• Soil issues?

• Steep topography?

• Timber value?

• Environmental concerns?

• Dumping or buried debris?

• Protected species or conservation areas?

Useful documents:

• FEMA map

• soil reports

• environmental reports

• topo maps

7. HOA / Covenants / Restrictions

Very important even for vacant land.

Obtain:

• HOA information

• Annual dues

• CCRs (Covenants, Conditions & Restrictions)

• Architectural requirements

• Minimum build size

• Time requirements to build

• RV/camper restrictions

• Livestock restrictions

8. Existing Improvements

Even “vacant” land may have improvements.

Ask about:

• Fencing

• Gates

• Wells

• Septic systems

• Barns

• Sheds

• Culverts

• Driveways

• Clearing

• Utilities already installed

Determine whether permits were obtained.

9. Seller Disclosure Information

In Georgia, vacant land disclosures are still important even though many sellers believe “there’s nothing to disclose.”

Ask about:

• Boundary disputes

• Easement disputes

• Access disputes

• Flooding history

• Illegal dumping

• Environmental contamination

• Prior failed perc tests

• Unrecorded agreements

• Neighbor issues

Use applicable Georgia REALTORS® forms for:

• Seller’s Property Disclosure Statement

• Community Association Disclosure

• Lead-based paint disclosure if applicable improvements exist and qualify

10. Marketing Information

Gather information to help market effectively.

Ask seller:

• Best features of the land

• Hunting/recreational use

• Farming history

• Timber value

• Nearby attractions

• School district

• Whether property can be subdivided

• Previous plans or engineering work

Also gather:

• drone photos permission

• gate codes

• showing instructions

• hunting lease information if occupied

11. Documents You Should Request Immediately

Ideal “document package” from seller:

• Deed

• Survey

• Plat

• Tax bill

• Perc test

• Soil report

• Septic permit

• Well report

• HOA docs

• Easements

• Restrictive covenants

• Timber appraisal

• Environmental reports

• Existing site plans

12. Information You Should Independently Verify

Do not rely solely on seller representations.

Verify:

• Zoning

• Flood zone

• Acreage

• Road frontage

• Utilities

• Future land use

• Access legality

• Taxes

• GIS mapping

• Wetlands indicators

Use:

• County GIS

• Tax assessor

• Planning & zoning department

• FEMA flood maps

• Utility providers

13. Questions That Save Deals Later

These questions often uncover hidden problems early:

• “Has anyone ever tried to build on the property?”

• “Has a perc test ever failed?”

• “Are there any verbal agreements with neighbors?”

• “Has anyone disputed the boundary lines?”

• “Does the county maintain the road?”

• “Are there any hunting leases?”

• “Has timber ever been sold from the property?”

• “Are there utilities at the road or actually on-site?”

14. Recommended Listing Preparation Workflow

A good sequence:

1. Seller intake interview

2. Collect documents

3. Verify zoning/use

4. Verify access

5. Pull GIS maps

6. Confirm utilities

7. Review flood/wetlands

8. Order drone photography

9. Install signage

10. Prepare land-specific marketing remarks

Major Risk Areas in Georgia Land Transactions

Pay especially close attention to:

• Landlocked parcels

• Failed septic suitability

• Wetlands

• Unrecorded easements

• Incorrect acreage

• Timber rights severed

• Conservation easements

• Shared private roads

• Heirs/property title issues

These are common transaction killers if discovered late.