Common Land Buying Mistakes (and How to Avoid Them) in Central California

A Foothill Buyer’s Guide to Access, Costs, Utilities & Hidden Risks

---

Buying land in the foothills of Madera County — Oakhurst, Coarsegold, North Fork, Ahwahnee, Raymond, Bass Lake, and the surrounding areas — can be one of the best long-term investments you’ll ever make. But rural land is not like buying a home, and one mistake can cost tens of thousands of dollars or even make the parcel unbuildable.

This guide breaks down the most common land buying mistakes I see buyers make in the foothills, with real examples from our local market. More importantly, it shows you how to avoid them so you can purchase land with confidence.

---

1. Mistake #1: Not Verifying Legal Access (the #1 Problem in the Foothills)

In the mountains, a road on Google Maps or a visible dirt path does not guarantee legal access.

Real Example:

A buyer purchased a 6-acre parcel in Coarsegold with what looked like a usable road. After closing, they discovered the road crossed a neighbor’s private property — with no recorded easement. The neighbor installed a locked gate, and the buyer lost access to the entire property.

What You MUST Do:

✔ Search the recorded easements on the parcel map
✔ Confirm road access using Madera County GIS
✔ Request the title company to verify ingress/egress rights
✔ Walk the property — never rely on online maps alone

Helpful External Links:

• Madera County GIS Map: https://www.maderacounty.com/government/information-technology/gis

• California Subdivision Map Act Overview: https://opr.ca.gov/planning/land-use/subdivision-map-act/

---

2. Mistake #2: Assuming All Land Is Buildable

Many parcels look amazing in photos but are impossible or extremely expensive to develop.

Common Buildability Issues:

• Rock shelves or granite faces

• Slopes over 30%

• Soil too shallow for septic

• Seasonal creeks requiring setbacks

• Fire zone restrictions

• Inaccessible terrain

Real Example:

A buyer from the Bay Area bought a “dream view lot” in Oakhurst for a bargain price. After bringing in a grading contractor, they discovered the build site needed $80,000 in cuts and fills to make a pad. The lot has sat vacant ever since.

How to Avoid This:

✔ Walk the entire parcel
✔ Verify buildable areas with a contractor
✔ Confirm septic feasibility early
✔ Check slopes and topography

External Link:

• USDA Soil Survey Tool: https://websoilsurvey.sc.egov.usda.gov/App/HomePage.htm

---

3. Mistake #3: Skipping the Septic Feasibility & Perk Testing

A septic system determines whether you can build at all.

If the soil does not absorb water properly, you may need an engineered or mound system — or you may not be able to build a home.

Real Example:

A couple purchased a 2-acre property in North Fork without a perk test. After escrow, Environmental Health determined the soil failed in multiple areas — and the only acceptable location for a septic field was on a steep hillside. Total projected cost: $62,000.

How to Avoid This:

✔ Order a perk test and soil profile before removing contingencies
✔ Confirm the reserve leach field area
✔ Talk to Madera County Environmental Health

External Link:

• Madera County Environmental Health – Septic Guidelines
  https://www.maderacounty.com/government/public-health/environmental-health

---

4. Mistake #4: Underestimating Utility Costs (Huge Problem for Out-of-Area Buyers)

Many buyers assume utilities are “nearby,” only to discover they’re hundreds of feet away — or nonexistent.

Typical Foothill Costs

• PG&E line extensions: $10,000–$60,000+

• Well drilling: $18,000–$45,000+

• Septic: $15,000–$45,000+

• Grading: $5,000–$40,000+

• Water storage: $1,500–$4,000

Real Example:

A buyer purchased a 5-acre property in Ahwahnee believing power was at the road. PG&E quoted $48,000 to extend a service line to the build site.

How to Avoid This:

✔ Contact PG&E’s New Construction Department
✔ Ask a local well driller for depth estimates
✔ Verify nearest power pole
✔ Confirm propane delivery access

External Links:

• PG&E New Service: https://www.pge.com/en_US/residential/customer-service/home-services/new-construction/new-construction.page

• CA Well Completion Reports: https://data.cnra.ca.gov/dataset/well-completion-reports

---

5. Mistake #5: Ignoring Fire Zones & Insurance Restrictions

Much of the Madera County foothill region is located in High or Very High Fire Hazard Severity Zones. This affects:

• Insurance availability

• Insurance cost

• Required defensible space

• Building materials

• Tree clearance rules

• Roof/fire-resistant construction requirements

Real Example:

A buyer purchased a 4-acre lot in Quartz Mountain and later discovered insurance quotes ranging from $6,000–$11,000/year, far above their budget.

How to Avoid This:

✔ Check CAL FIRE hazard maps
✔ Request insurance quotes early
✔ Confirm driveway/fire truck access
✔ Budget for vegetation management

External Links:

• CAL FIRE Hazard Zone Maps: https://osfm.fire.ca.gov/divisions/wildfire-prevention-planning/fire-hazard-severity-zones/

• California FAIR Plan (insurance): https://www.cfpnet.com/

---

6. Mistake #6: Buying Land Without a Survey or Confirming Property Lines

In rural areas, fences rarely follow the legal boundaries.

Real Example:

A North Fork buyer discovered a large portion of their driveway was built on a neighbor’s land. They had to pay $18,000 for a lot line adjustment and legal fees.

How to Avoid This:

✔ Order a boundary survey
✔ Ask the seller for their previous survey
✔ Confirm encroachments before closing

External Link:

• CA Licensed Surveyors Board: https://www.bpelsg.ca.gov/

---

7. Mistake #7: Not Reviewing CC&Rs, HOA Rules, or Deed Restrictions

Some rural parcels come with:

• Minimum home size requirements

• No mobile or manufactured homes allowed

• Short-term rental restrictions

• Fencing or livestock rules

• Road maintenance fees

Skipping these documents can create unwanted surprises.

---

8. Mistake #8: Falling for “Too Good to Be True” Pricing

Low-priced parcels usually have hidden problems:

• No access

• Failed perk

• No water

• Extreme slopes

• Granite build sites

• High fire risk

• Unverifiable boundaries

If a lot seems underpriced, slow down — not all land is equal.

---

9. Mistake #9: Not Walking the Entire Property

I cannot stress this enough: Walk every inch.

You may discover:

• Steep drop-offs

• Large boulder formations

• Water drainage issues

• Seasonal creeks

• Easement roads

• Illegal dumping

• Unbuildable sections

Online photos never tell the full story.

---

10. Mistake #10: Not Working With a Local Agent Who Specializes in Land

Land is one of the hardest real estate categories to navigate — especially in the foothills.

A land-savvy agent will:

• Identify buildable spots

• Coordinate perk tests & surveys

• Spot red flags early

• Verify access & zoning

• Run utility availability

• Provide contractor referrals

• Offer true on-the-ground expertise

Buying land without guidance can expose you to massive risk — and unnecessary cost.