What to Check Before Buying Raw Land in Kern County

Buying raw land in Kern County can give buyers access to a wide range of opportunities, from future homesites and recreational land to agricultural, ranch, investment, commercial, and renewable energy uses. But a low asking price or large acreage does not automatically make a parcel a good purchase.

Raw land often requires more research than a developed property because many of the features buyers expect, such as utilities, established driveways, sewer connections, or finished roads, may not already exist.

Before you buy, it is important to understand what the land can legally be used for, how you will access it, where the property boundaries are, and what it could cost to make the land usable for your intended purpose.

Why Due Diligence Matters When Buying Raw Land in Kern County

Kern County covers a large and diverse geographic area, and land characteristics can vary considerably from one location to another. A parcel near Bakersfield may have very different considerations from rural land farther from established communities.

The county provides GIS mapping tools, parcel maps, zoning information, and other property resources that can help buyers begin their research. However, county mapping information should be treated as a starting point and independently verified because the county itself notes that GIS and parcel map information is not guaranteed to be complete or accurate.

Your intended use should guide the due diligence process. A buyer looking for a future homesite will have different requirements from someone purchasing agricultural land, a ranch, recreational property, commercial land, industrial land, timberland, or land for an off-grid lifestyle.

1. Check the Zoning Before Buying

Zoning should be one of the first things you investigate when evaluating raw land in Kern County.

Do not assume that a parcel can be used for your intended purpose simply because neighboring land has homes, businesses, farms, or other improvements. The zoning designation and applicable development regulations for the specific parcel need to be reviewed.

Kern County's mapping system includes zoning information for county areas, while the county's Assessor also uses different land-use codes for vacant land, including residential, commercial, industrial, agricultural-related, and renewable-energy classifications. Assessor use codes are used for assessment purposes and should not be treated as a substitute for verifying actual zoning and permitted uses.

Before buying, determine:

• What is the property's current zoning?
• Is your intended use permitted?
• Are there minimum lot-size requirements?
• What setbacks apply?
• Are special permits or approvals required?
• Are there overlay zones or specific plans affecting the parcel?
• Are there development restrictions beyond the basic zoning designation?

If you are buying land as an investment, also consider whether the current zoning aligns with your investment strategy rather than assuming that future rezoning will occur.

2. Verify Legal and Physical Access

Access is one of the most important issues to investigate when buying raw land.

Physical access means you can physically reach the property. Legal access means you have a legally recognized right to use the route.

Having one does not automatically guarantee the other.

For example, a dirt road may appear to lead directly to the property, but that does not necessarily mean the owner has a legally established right to use it. In another situation, a parcel may not have direct road frontage but could have a recorded easement providing access through another parcel.

Before purchasing, investigate whether the property has direct road frontage, whether the road is publicly maintained, and whether any access easements or rights-of-way are recorded.

You should also consider the physical condition of the access route. A road that exists on a map may still present practical challenges because of terrain, weather, maintenance, or vehicle limitations.

3. Find Out How Water Will Be Supplied

Water can be a major consideration when buying raw land, particularly if you plan to build or use the property for agriculture, ranching, or off-grid living.

Find out whether the parcel is connected to a public water system or whether another source, such as a private well, may be necessary. If a well is already present, investigate available records and the condition and capacity of the system.

For undeveloped land, buyers should also understand what local requirements apply to wells, water connections, and other potential water sources.

Do not assume that because neighboring parcels have water, your parcel will automatically have the same access.

Your intended use matters as well. A future homesite may have different water requirements from agricultural land, a ranch, or an off-grid homestead.

4. Investigate Septic and Sewer Options

If public sewer is not available, septic may be an important part of your land-buying decision.

A parcel can appear large enough for a home but still present challenges if site conditions do not support a conventional septic system or if local requirements limit where a system can be installed.

Buyers should determine whether public sewer is available and, if not, investigate septic feasibility before committing to the purchase.

Kern County documents show that sewer and sewage-disposal requirements can vary based on location, development circumstances, and applicable county policies.

For this reason, buyers should verify the requirements for the specific parcel rather than relying on assumptions based on nearby properties.

5. Check Electricity and Other Utilities

Raw land may not have electricity, natural gas, internet, or other services already connected.

Before buying, find out how close the nearest utility connections are and what it could cost to bring services to the property.

This is particularly important when comparing apparently inexpensive parcels. A lower purchase price can become less attractive if significant infrastructure costs are required before the land can be used.

If you are considering off-grid or sustainable living, you may also want to investigate whether the property is suitable for alternatives such as solar power, battery storage, wells, septic systems, or other systems that support your intended lifestyle.

6. Review Property Boundaries and Parcel Information

Knowing exactly what you are buying is essential.

Kern County provides an Assessor's Parcel Map Search where buyers can search for parcel maps using an Assessor's Parcel Number, or APN. The county also provides GIS resources and an interactive county map that can help buyers research parcels and surrounding areas.

These resources can help you understand the general location and configuration of a parcel, but they should not automatically be treated as a professional boundary survey.

If property boundaries are important to your plans, particularly if you intend to build, fence the land, establish an access route, or make other improvements, consider whether a professional survey is appropriate.

7. Look for Easements, Liens, and Other Restrictions

An easement gives another party certain rights to use part of the property for a specific purpose. Access easements are common examples, but other types of easements can also affect how land can be used.

Before purchasing, review recorded documents to determine whether easements cross the property and understand their location, purpose, width, permitted uses, and maintenance responsibilities.

Buyers should also investigate title information for potential liens, unpaid taxes, restrictions, or other recorded interests affecting the parcel.

A title company or qualified real estate professional can help buyers understand issues that may not be obvious from an online listing or map.

8. Understand Property Taxes and Ongoing Costs

The purchase price is only one part of the cost of owning raw land.

Before buying, review the property's current tax information and investigate whether there are special assessments, tax classifications, or other costs associated with the parcel.

You should also budget for expenses such as:

• Property taxes
• Survey costs
• Access improvements
• Utility installation
• Well or septic work
• Road maintenance
• Insurance where applicable
• HOA or association fees, if applicable
• Future development and permitting costs

Understanding these expenses can help you compare parcels based on their total cost of ownership, rather than just the listing price.

9. Consider Flood, Fire, Terrain, and Environmental Conditions

Physical conditions can have a major impact on the usability of raw land.

Depending on the location, buyers may want to investigate flood risk, drainage, slope, soil conditions, wildfire risk, vegetation, wetlands, protected resources, and other environmental factors.

These considerations become particularly important if you plan to build a home, develop the land, operate a farm or ranch, or make significant improvements.

A property that looks suitable from satellite imagery may have physical characteristics that are difficult to identify without visiting the site or obtaining appropriate professional advice.

10. Research the Surrounding Area

Don't evaluate the parcel in isolation.

Look at the roads, neighboring properties, existing development, utilities, commercial activity, public services, and planned infrastructure around the land.

Kern County's GIS resources include multiple map layers that can help buyers research planning, zoning, specific-plan boundaries, infrastructure-related information, and other geographic factors.

The surrounding area can also help you understand whether the property fits your long-term goals. A buyer looking for recreational privacy may have different priorities from someone looking for future residential or commercial development potential.

A Simple Kern County Land-Buying Checklist

Before purchasing raw land in Kern County, work through these questions:

How OffersTree Helps Buyers Find Land in Kern County

Online land marketplaces can make it easier to discover vacant land and compare opportunities across different locations.

OffersTree provides a nationwide marketplace where buyers can explore land for sale, including opportunities in California and Kern County. Buyers can use listings to research properties based on factors such as location, acreage, price, and available property information.

However, an online listing should be treated as the starting point for your research. Buyers should independently verify zoning, access, water, utilities, taxes, easements, boundaries, restrictions, and other important details before purchasing.

This is especially important for raw land because the property may require additional research or investment before it can be used for its intended purpose.

Looking for land in Kern County? Browse available listings on OffersTree and connect directly with property owners today.