Buying vacant land is often more expensive and complicated than people expect. Hidden costs like access issues, deed restrictions, property taxes, water tap fees, soil conditions, and zoning rules can quickly turn “cheap land” into a costly mistake—especially in Colorado.

This is a reality check for anyone thinking about buying vacant land with the idea that it’s cheaper, easier, or more flexible than buying an existing home. While land can be a great opportunity, it comes with unique risks and expenses that most buyers never consider until it’s too late.

In markets like Littleton and throughout Colorado, land purchases often involve access challenges, development restrictions, expensive infrastructure costs, and long timelines. Understanding these issues upfront can save you tens of thousands of dollars and years of frustration.

One of the biggest lies about buying land is that vacant land is cheap. When buyers see land listed for $10,000, $20,000, or even $50,000, they assume it’s a bargain. In reality, land is often cheap for a reason.

One common issue is landlocked property—land with no legal access to a public road. Without access, the land may be unusable unless you secure an easement from a neighboring property owner. Easements can be difficult, expensive, and sometimes impossible to obtain.

Another major misconception is that you can build whatever you want. Many parcels have deed restrictions that limit building size, height, usage, number of bedrooms, fencing, pets, tree removal, or even whether the land can be used for residential purposes at all.

Then come the hidden costs. Property taxes on vacant land can be surprisingly high, sometimes assessed at commercial rates. Surveys to confirm boundaries can cost thousands. Water tap fees alone can range from $30,000 to $60,000 or more in parts of Colorado.

Soil conditions are another major expense. Expansive soils common in Colorado often require over-dig foundations, soil remediation, or structural solutions like helical piers—costs that can quickly add up before construction even begins.

Add in permits, environmental testing, road improvements, and utility access, and suddenly that “cheap” land isn’t cheap at all.

Localized Expert Insight

In Littleton, the foothills, and mountain areas of Colorado, land issues are even more common. Access roads may not be improved. Water may not be available. Septic systems may be required. Soil conditions can vary dramatically from one parcel to the next.

I’ve seen buyers purchase land without realizing a major development was planned nearby, or that zoning restrictions prevented the type of home they wanted to build. Talking to neighbors, visiting county offices, and physically walking the land are critical steps most buyers skip.

Mistakes to Avoid

Assuming land is cheap because the price is low.
Buying land without verified access.
Ignoring deed restrictions or zoning laws.
Underestimating property taxes and tap fees.
Skipping soil and environmental reports.
Assuming land will always increase in value.
Buying land without professional guidance.

My Advice Based on Real Experience

I’ve personally dealt with land purchases that came with six-figure property tax surprises, massive water tap fees, and unexpected soil challenges. Land can absolutely be a great investment or the perfect place to build—but only when you go in with your eyes wide open.

Do your homework. Ask questions. Run the numbers. And don’t fall for the idea that vacant land is simple or risk-free. The most expensive mistakes are usually the ones buyers never saw coming.

Vacant land isn’t always cheap or flexible. Hidden costs like access, taxes, tap fees, soil issues, and restrictions can derail your plans. Proper research and professional guidance are critical when buying land in Littleton or anywhere in Colorado.

I’m David Novak, Littleton realtor with REMAX Professionals known as the Problem Home Solver. I’ve helped hundreds of Colorado homeowners, heirs, and investors navigate older homes, vacant land, and problem properties — with 251 closings and $138M in volume since 2016.

If you’re thinking about buying land or want help avoiding costly mistakes before you build, I’d love to help.

👉 Call or text: 303-929-9660
👉 Visit: ProblemHomeSolver.com