Walking Vacant Land in Person?

You've studied the listing.

You've looked at satellite images.

You've checked the parcel map.

You've zoomed in and out on Google Maps approximately 47 times.

Now you're standing in front of the actual property.

What should you look for?

Walking vacant land in person can tell you things you'll never fully understand from a computer screen.

You can see the terrain.

Experience the road.

Hear the neighborhood.

Look at the views.

Get a sense of drainage.

See neighboring properties.

And sometimes discover that the beautiful five-acre parcel you loved online looks very different when you're actually standing on it.

But there's something important to remember:

Walking the land is part of your due diligence. It isn't all of your due diligence.

You still need to investigate things such as zoning, legal access, utilities, title, easements and development requirements separately.

Your visit answers a different question:

What is this property actually like?

Start Before You Reach the Property

Your property visit doesn't begin when you step onto the parcel.

It begins on the drive there.

Pay attention to the roads.

When does the pavement end?

How good is the dirt road?

Is it maintained?

Is it sandy?

Rocky?

Rutted?

Are there washes crossing it?

Could you comfortably drive it every day?

Would you want contractors and delivery trucks using it?

And perhaps most importantly:

Would you want to drive it after a desert storm?

A satellite image can't tell you what a road feels like from behind the steering wheel.

Don't Assume Your Navigation App Knows Best

GPS is wonderful.

Until it decides that a questionable desert trail is apparently an interstate highway.

Before heading into remote areas, look at the route carefully.

If the road starts deteriorating beyond what you or your vehicle can comfortably handle, don't keep going simply because your phone says the property is another mile ahead.

I've gotten stuck in High Desert sand before.

The sand won.

You don't receive bonus points for reaching vacant land that requires a tow truck to leave.

Make Sure You're Looking at the Right Property

This sounds obvious.

It isn't always.

Vacant land doesn't come with a house number nailed conveniently over the garage.

There may be no fence.

No sign.

No obvious corners.

No street address posted anywhere.

Several neighboring parcels may look virtually identical.

Use the APN, parcel maps, mapping tools and any available location information to help identify the property.

But remember:

Your phone isn't a surveyor.

GPS can help you understand approximately where you are.

It should not be relied upon to establish legal property boundaries.

Look for Survey Markers—but Don't Assume

You may see stakes, pipes, monuments, flags or other markers.

Great.

They may be useful clues.

But don't automatically assume every piece of rebar sticking out of the desert marks your property corner.

It could be related to a survey.

It could mark something else.

It could have been moved.

It could have absolutely nothing to do with the parcel you're considering.

If exact boundaries matter, a licensed surveyor is the appropriate professional to establish them.

Walk the Terrain

This is one of the biggest benefits of seeing vacant land in person.

Satellite imagery can make property look flatter than it feels.

Walk around.

Does the land slope?

Are there significant elevation changes?

Rocky areas?

Soft sand?

Natural drainage channels?

Large washes?

Areas that appear difficult to reach?

If you're planning to build, think beyond:

“Could I put a house somewhere out here?”

Think about everything that comes with the house.

Driveway.

Garage.

Septic.

Utility routes.

Outdoor areas.

Grading.

Drainage.

Construction access.

Five acres can feel enormous until you start identifying the areas you may not want—or may not be able—to use.

Look for Signs of Drainage and Water Flow

The High Desert is dry much of the year.

That doesn't mean water isn't important.

Look for natural channels, washes, erosion, debris patterns and areas where water appears to have traveled.

Pay attention to changes in elevation.

Look at the surrounding land too.

Where would water come from during a heavy storm?

Where would it go?

An apparently flat piece of dirt on a sunny afternoon may tell a different story during monsoon weather.

Your visual observations don't replace official flood information or professional evaluation.

But they can certainly tell you what questions to ask.

Look at the Soil and Surface

You don't need to become a geologist.

Just pay attention.

Is the surface hard-packed?

Sandy?

Rocky?

Covered with loose material?

Are there obvious erosion areas?

Do you see evidence of previous grading?

Does one section look disturbed?

If you're planning construction, unusual site conditions may deserve additional investigation.

And if your vehicle sinks several inches while you're considering these questions, you've already learned something useful.

Look at the Vegetation

Native desert vegetation can tell you something about the character of the property.

It can also matter when you're planning development.

Look for Joshua trees and other native plants.

If the property contains protected Western Joshua trees, their location may affect how you plan future improvements.

That doesn't automatically mean you can't build.

It means you shouldn't design your entire future house, garage and driveway while pretending the vegetation isn't there.

A beautiful property deserves thoughtful site planning.

Look Up

This one is easy to forget because everyone is staring at the dirt.

Look around.

Where are the power poles?

Are there utility lines nearby?

Do they appear to run along the road?

Across the property?

Toward neighboring homes?

Seeing electrical infrastructure is useful.

It is not confirmation that you can connect to it or what a connection would cost.

We've already established that:

“Power nearby” is a question, not an answer.

Take note of what you see and investigate it later with the appropriate utility provider.

Look for Water Infrastructure

Do you see a water meter box?

A water valve?

A well?

A storage tank?

Pipes?

Anything suggesting previous water service?

Take pictures.

Record where you found it.

Then verify.

A box in the ground doesn't automatically mean you have an active paid water meter.

A pipe doesn't automatically mean there's a functioning well.

And a water tank doesn't tell you whether the property has an approved permanent water source.

Mystery infrastructure is still mystery infrastructure.

Look for Signs of Previous Development

Vacant doesn't always mean untouched.

You may find evidence that something was previously on the property.

A building pad.

Concrete.

Foundation remnants.

Old utility equipment.

A driveway.

Fencing.

A septic lid.

Debris.

Old electrical equipment.

A former structure can potentially be relevant to your future plans.

But don't assume:

“There was a house here before, so I can build another one.”

Investigate what was permitted, what remains and what may actually be usable.

Look for Dumping and Debris

Unfortunately, vacant desert land sometimes attracts dumping.

Look for:

Trash.

Old tires.

Construction debris.

Appliances.

Abandoned vehicles.

Broken glass.

Scrap materials.

And anything else you don't particularly want to inherit.

Cleanup costs may not destroy a deal.

But they're part of the property.

If you're buying the dirt, make sure you understand what else may be coming with it.

Be Careful Around Abandoned Structures

If there's an old cabin, shed, trailer or other deteriorated structure on the property, don't assume it's safe to enter.

Desert structures can have unstable floors, roofs, broken glass, exposed nails, animals and other hazards.

You don't need to climb inside everything to perform due diligence.

Sometimes looking from a safe distance tells you plenty.

Look at the Neighboring Properties

Don't stare only at the parcel you're buying.

Look around.

What's next door?

Homes?

Vacant acreage?

Commercial activity?

Old vehicles?

Animals?

A business?

A beautifully maintained desert property?

Something noisy?

Something you'd rather not look at every morning?

The neighboring land is part of your experience even though you don't own it.

Listen

This is one of those things satellite imagery definitely can't do.

Stop talking for a minute.

What do you hear?

Traffic?

Aircraft?

Dogs?

Equipment?

Nothing at all?

Silence can be one of the greatest attractions of desert property.

But don't assume remote-looking land is always quiet.

Roads, businesses, neighbors and other activities can change the experience.

Look at the Views From Where You Might Actually Build

Don't simply stand beside the road and decide whether the property has a nice view.

Walk farther into the parcel if you can do so safely and you're authorized to be there.

Where might a future home reasonably sit?

What would you see from there?

Mountains?

Open desert?

Neighboring structures?

Utility poles?

A spectacular sunset?

Sometimes moving a few hundred feet changes the entire experience.

Think About Sun and Wind

The High Desert has plenty of both.

If you're thinking about solar, outdoor living areas, windows or future building orientation, notice how exposed the property feels.

Where does the sun travel?

What direction are the prevailing winds likely to affect the site?

Is there any natural protection?

You don't need to design the house during your property visit.

But experiencing the site can help you understand how you'd want to use it.

Check Your Cell Phone

This is wonderfully simple.

Take your phone out of your pocket.

Do you have service?

Try loading something.

Make a call.

If reliable connectivity matters to your work or lifestyle, this is useful information.

Cell service can vary by provider and location, so one phone test isn't a complete communications study.

But it's better than finding out after closing that your phone turns into a camera every time you reach the property.

Think About Emergency Access

Imagine something other than your own vehicle trying to reach the property.

Fire equipment.

An ambulance.

Construction trucks.

Utility vehicles.

Could they reasonably get there?

Road width, condition, grade and turning areas can become important during development.

Don't assume that because your SUV made it, every vehicle needed for your future project will have the same experience.

Look for Gates and Fences

A gate can create a feeling of privacy and security.

It can also create questions.

Who owns it?

Who has the key?

Is it across an easement?

Who maintains the road?

Does the fence follow the actual property line?

Never assume a fence equals a legal boundary.

Desert fences can be wonderfully independent thinkers.

Look for Roads Crossing the Property

This one matters.

Are there visible tracks or established roads crossing the parcel?

Where do they go?

Do neighboring owners appear to use them?

Could there be an easement?

Don't immediately conclude that someone is trespassing.

And don't assume you can simply block the road after buying.

Check the preliminary title report and any referenced easement documents.

What you see on the ground and what exists legally need to be considered together.

Look for Signs That Other People Are Using the Land

Tire tracks.

Fire rings.

Trash.

Camping areas.

Trails.

Target debris.

Stored equipment.

None of these automatically establish a legal right to use the property.

But they may tell you that people have been there.

That's worth knowing.

If something concerns you, investigate before closing.

Look at the Property at More Than One Time If It's Important to You

If you're seriously considering building a home, one visit may not tell you everything.

A property can feel different in the morning than late afternoon.

Weekdays can be different from weekends.

Weather changes things.

If location, noise, traffic, sun or neighboring activity matters significantly to you, another visit can be worthwhile.

You're not buying a sofa.

You don't have to make the entire decision during one 20-minute showing.

Take Lots of Pictures

You'll think you'll remember everything.

You won't.

Photograph:

Road conditions.

Utility poles.

Possible water infrastructure.

Terrain.

Washes.

Vegetation.

Neighboring properties.

Views.

Markers.

Road intersections.

Anything unusual.

If you're comparing several vacant parcels in one day, those five acres of tan dirt can begin blending together surprisingly quickly.

Pictures help.

Drop a Pin

When you're at something important, save the location on your phone.

Possible parcel corners.

Utility infrastructure.

Road intersections.

Interesting site features.

Potential building areas.

Again, this doesn't create a survey.

It's simply a useful way to organize what you observed.

Bring the Right Things

You don't need to arrive dressed for an expedition to Mars.

But desert land deserves some respect.

Bring water.

Wear appropriate shoes.

Have sun protection.

Make sure your phone is charged.

Let someone know where you're going if the property is remote.

And think about the season.

The desert has heat, uneven terrain, cactus, coyotes, insects and—yes—rattlesnakes.

I love the High Desert.

That doesn't mean everything living here wants to be stepped on.

Don't Stick Your Hands Where You Can't See

Be cautious around rocks, brush, debris, abandoned structures and other places where wildlife may be hiding.

You don't need to overturn things or reach into holes to evaluate the property.

Look.

Observe.

Take pictures.

Leave the wildlife alone.

Don't Wander Onto Neighboring Land

Without clear boundaries, it's surprisingly easy to walk farther than you intended.

Use the best available mapping information to orient yourself, but remember that approximate mapping isn't a survey.

Respect neighboring property.

If you're unsure whether you're still on the parcel you're authorized to inspect, don't keep wandering simply because there appears to be something interesting over the next hill.

What Can't I Determine by Walking the Property?

This may be the most important section.

You generally cannot determine conclusively just by walking the land:

Whether the parcel is legally buildable.

Whether the road provides legal access.

The exact legal boundaries.

Whether an easement exists.

Whether a water connection is available.

Whether electricity can economically be extended.

Whether septic will be approved.

Whether your intended use is allowed.

Whether title is clear.

Whether a particular structure can be built where you're imagining it.

Walking the property gives you observations.

Due diligence turns those observations into answers.

Make a “What Is That?” List

This is one of the easiest ways to make your property visit useful.

Whenever you see something you don't understand, take a picture and make a note.

What is that pipe?

Who uses that road?

Is that a wash?

Is that the property corner?

Does that power line serve this parcel?

Is that a water meter?

Why is that area graded?

What's that concrete slab?

Don't guess.

Turn each mystery into a due-diligence question.

Pay Attention to Your Reaction to the Property

Not everything is technical.

How does the property feel to you?

Can you picture yourself there?

Do you like the surroundings?

Does the drive bother you?

Are the views what you expected?

Is it too remote?

Not remote enough?

Would you still love it after making that drive for the 200th time?

Real estate isn't purely a checklist.

You're allowed to like one property more than another.

Just don't let love make you stop asking questions.

Don't Fall in Love Before You Understand the Dirt

Vacant land can be incredibly seductive.

Beautiful sunset.

Five acres.

Nobody around.

Mountain views.

You start designing the house before you've made it back to Highway 62.

Enjoy that part.

It's one of the reasons people love buying desert land.

Then do the homework.

**The property can make your heart say yes.

Due diligence still gets a vote.**

Thinking About Walking High Desert Land?

I work with vacant-land buyers and sellers throughout Twentynine Palms, Joshua Tree, Yucca Valley and the surrounding Morongo Basin.

If you've found a parcel you want to see, bring me the APN.

We'll figure out where it is, what questions we should already be asking and what deserves closer investigation after you've seen the property.

Because maps and records can tell us a lot.

But eventually:

You need to put your shoes on the dirt.

And when you do, don't just look at the view.

Look at the property.

Contact Dawn Anderson, Broker — Sell29.com

Dawn Anderson is a California real estate broker serving buyers and sellers in the High Desert. This information is provided for general educational purposes and is not legal, planning, zoning, surveying, engineering, environmental, water, wastewater, utility, investment or permitting advice. San Bernardino County zoning and development standards can change, and map suffixes, overlays, community plans, environmental regulations and parcel-specific conditions may modify general standards. Buyers should independently verify the complete zoning designation, permitted uses and proposed project with San Bernardino County and appropriately qualified professionals before purchasing or developing property.