Thinking about buying acreage in the Landrum area but not sure where to start? You are not alone. Rural parcels work differently than neighborhood lots, and the learning curve can feel steep. The good news: with a clear plan and careful due diligence, you can find land that fits your goals and avoid costly surprises. This guide walks you through what to look for in and around Landrum, how to evaluate a parcel, and the steps to close with confidence. Let’s dive in.
Start with your goals
Before you look at parcels, get clear on how you plan to use the land. “Acreage” can mean many things: a larger homesite, a small hobby farm, a recreational retreat, a timber tract, or land you plan to subdivide later. Each use drives different decisions, approvals, and costs.
Ask yourself:
- Will you build soon or hold long term?
- Do you need pasture, woods, or a mix of both?
- Is future subdivision important to you?
- Do you need public water or are you open to a well and septic?
Your answers will guide your search radius, budget, and due diligence steps.
Understand the Landrum market
Acreage around Landrum sits in the Upstate near Greenville and Spartanburg. Parcels can straddle different jurisdictions, so always confirm the exact county and whether the property lies inside municipal limits. Rural land markets are smaller and less liquid than typical residential neighborhoods. Expect fewer comparable sales and wider value ranges per acre.
What affects price per acre
Several factors tend to drive value:
- Proximity to town centers, services, and major roads, including interstate access toward Greenville and Spartanburg
- Type of road frontage: paved county road versus a private gravel drive
- Usability: slope, buildable area, and whether portions include floodplain or wetlands
- Utilities: access to electric, public water or sewer, and feasibility of septic and wells
- Resource value: standing timber or agricultural income, including any existing leases
- Legal encumbrances: easements, covenants, HOA rules, and right-of-way issues
How to compare parcels
When comps are thin, zoom in on function and costs. Estimate how much of the acreage is truly buildable, what it will cost to bring in utilities, and whether timber value offsets any site work. If parcels have different access types or topography, adjust your price expectations accordingly.
Zoning, use, and subdivision rules
Land use rules vary by county and by municipality. If you are looking in the Landrum area, confirm the correct county and whether the parcel sits inside city limits. Then verify the following with the planning and zoning office that has jurisdiction.
Check permitted uses
Ask for details on:
- Zoning district and permitted uses
- Minimum lot size, setbacks, and accessory structures
- Any overlay districts or special restrictions
- Home-based business rules, livestock allowances, or building type limitations
If you plan to split the land later, confirm whether subdivision is allowed, minimum road frontage, and any infrastructure requirements.
Easements, CC&Rs, and access
Review recorded covenants, conditions, and restrictions. Some parcels limit mobile homes, livestock, exterior materials, or outbuildings. Map all easements: ingress and egress, utilities, shared driveways, or private road associations. If access crosses another property, ensure there is a recorded, insurable right-of-way. Unclear access can lead to expensive disputes.
Survey, title, and property rights
Protect yourself with a current title commitment and a recent boundary survey. For financed purchases, your lender may specify the survey type.
Boundary survey and title insurance
A survey confirms the actual acreage, sets corners, and reveals encroachments. Title insurance helps guard against unknown encumbrances. During title review, look for road maintenance agreements, conservation easements, or other recorded documents that could affect use or future value.
Mineral, timber, and hunting rights
In some cases, mineral or timber rights have been severed from the surface. If timber value matters, request prior harvest records and consider a timber appraisal. Confirm whether any hunting leases or recreation access are in place and whether they survive closing.
Soil, septic, water, and environment
The ground beneath your feet dictates where and how you can build. Plan early testing and consult the appropriate county environmental or health department for permits.
Septic and wells
If public sewer is not available, you will need a septic system that fits the soil type and setbacks. A soil evaluation or perk test can confirm system type and placement. If public water is not available, check well depth in the area and drilling feasibility. For parcels with existing systems, request maintenance records and schedule inspections.
Floodplain, wetlands, and streams
Confirm whether any part of the land sits in a floodplain. Floodplain can limit building and may require insurance. Wetlands and stream work often involve federal or state permits, and riparian buffers can limit clearing near waterways. These features reduce the buildable footprint, so factor that into your site plan and offer price.
Topography and site work
Slope matters. Steeper sites cost more to develop due to grading, erosion control, driveways, and foundation needs. A basic topography review and a site walk can help you estimate where a house pad, driveway, and septic field will fit.
Utilities and access
Utility availability is a major driver of cost and livability.
Road type and maintenance
Confirm road frontage and whether it is a public county road or a private road. For private roads, ask who maintains it, whether there is a road association, and how costs are shared. If your driveway will connect to a state or county road, a driveway or culvert permit may be required.
Power, water/sewer, and broadband
Call the local electric provider to confirm service and the cost to extend lines. Check for municipal water and sewer. If not available, plan for well and septic. Internet options vary on rural parcels: fiber may not be available, so investigate DSL, fixed wireless, or cellular options. Cell coverage can also vary by terrain and tree canopy.
Financing, taxes, and insurance
Financing land is different from financing a home. Plan your loan strategy before you write an offer.
Loan types for land
Vacant land and acreage loans often require larger down payments and carry higher interest rates than standard mortgages. Some buyers use owner financing when available. If you plan to build, ask about lot loans, construction loans, or combined purchase and build financing. Certain USDA Rural Development or Farm Service Agency programs may apply depending on the use and eligibility.
Appraisals and valuation
Appraisals for acreage rely on recent sales of similar rural parcels, which can be limited. Appraisers adjust for access, utilities, timber value, and topography. This can affect both loan approval and your negotiation strategy.
Property taxes and insurance
Counties may offer agricultural or timberland assessments that lower taxes based on use. Ask the county assessor whether the current valuation will change upon transfer. Insurance for rural property can be higher due to wildfire risk, wind exposure, ponds, or hunting activity. If any portion lies in floodplain, flood insurance may be required.
Permits and building timeline
If you plan to build, get familiar with the approval steps and timeframe. Rural building can take longer due to weather, soil conditions, and permit sequencing.
Driveway, stormwater, and inspections
Common steps include:
- Septic and well permits: often require soil tests and setback verification
- Driveway and culvert permits: may be needed for county or state roads
- Building permits and site plans: confirm setbacks, house placement, and septic field locations
- Erosion and sediment control plans: required for larger projects or significant grading
Site work and utility installation can add significant cost. Budget accordingly and allow for seasonal delays.
Due diligence checklist
Use this practical sequence to protect your investment.
Pre-offer research:
- Confirm the parcel’s county and whether it is inside municipal limits
- Review zoning, permitted uses, and minimum lot size
- Do a quick check for public water/sewer, road access type, and basic floodplain indicators
- Request seller disclosures on easements, septic/well, timber sales, or hunting leases
Contract contingencies:
- Survey and boundary confirmation
- Title review and title insurance
- Soil and septic approval
- Environmental review for wetlands or floodplain if you plan to build
- Financing approval and appraisal
During due diligence:
- Order a boundary survey if none is recent
- Obtain a title commitment and review all recorded documents
- Complete perk tests and well testing or drilling feasibility checks
- Seek utility extension quotes for electric and communications
- Verify driveway permits and any stormwater requirements with the county
- Confirm property tax status, including any agricultural or timber assessments
- Get a timber appraisal if resource value matters
- Engage an attorney for complex easements or severed rights
Closing:
- Record any needed easements or road maintenance agreements
- Confirm post-closing responsibilities such as road dues or conservation restrictions
- Keep septic maintenance guidance and well records on file
Common pitfalls to avoid
- Skipping the survey: without it, you risk boundary disputes and hidden encroachments
- Assuming access: unrecorded access can trigger legal battles and costly delays
- Underestimating site costs: grading, driveways, culverts, and erosion control can exceed expectations
- Overlooking encumbrances: hunting leases, timber contracts, or conservation easements can limit use
- Financing surprises: lenders may require specific survey types or appraisals for acreage
- Tax changes: agricultural assessments may not carry over after closing
Local Landrum tips
- Confirm jurisdiction early. Parcels near Landrum can fall under different counties or city limits, which changes zoning rules and contacts.
- Test before you build. Soil, septic, and well feasibility drive what you can build and where you can place it.
- Plan for access. A short, well-designed driveway on a public road is often worth more than a long private access that you must maintain.
- Think seasons. Wet months can slow site work and affect soil tests and erosion control.
- Work with land-savvy pros. Local surveyors, septic installers, and site contractors can help you budget real costs.
Ready to tour acreage?
If you want a calm, step-by-step process from first tour through closing, you are in the right place. With decades of Upstate experience and a process-oriented approach, we help you verify jurisdiction, confirm buildability, and negotiate with confidence. When you are ready to walk parcels or review a due diligence plan tailored to your goals, connect with Victor Lester for guidance.
FAQs
What counts as “acreage” in the Landrum area?
- Acreage usually means larger residential lots, hobby farms, recreational tracts, timber parcels, or land intended for development. Your use determines the right fit.
How do I check if a Landrum parcel is buildable?
- Verify zoning and setbacks, order a boundary survey, and confirm septic and well feasibility. Check for floodplain, wetlands, and recorded easements that affect house placement.
Why is a boundary survey so important when buying land?
- A survey confirms actual acreage, locates corners, and reveals encroachments and easements. It protects your investment and supports financing and title insurance.
Can I finance raw land like a house purchase?
- Land loans often require larger down payments and have higher rates. Options may include vacant land loans, owner financing, lot and construction loans, or certain USDA or FSA programs if eligible.
Do timber or hunting rights affect value?
- Yes. Standing timber can add value, and existing hunting leases or severed rights can limit future use. Review records and consider a timber appraisal if it matters to your plan.
