Test the well water before closing

Maryland requires a well water test for properties with private wells. Test for bacteria, nitrates, and heavy metals — and consider a comprehensive panel if the property is near agricultural land or older infrastructure.

Inspect the septic system thoroughly

A septic inspection should include pumping, camera inspection of the drain field, and verification of the system's permitted capacity. Septic replacement can cost $15,000–$40,000 — know the condition before you close.

Verify the perc test history

If you plan to add a structure or expand the septic system, verify that the land has a valid perc test on file with the county health department. Perc tests can expire and may need to be redone.

Understand agricultural tax assessment

Properties enrolled in Maryland's agricultural assessment program pay significantly lower property taxes. Verify enrollment status and understand the recapture tax if you remove the property from agricultural use.

Check for easements and right-of-way

Acreage properties are more likely to have utility easements, agricultural easements, or right-of-way agreements that affect how you can use the land. Review the title commitment carefully before closing.

Factor in the cost of land maintenance

Maintaining acreage — mowing, brush clearing, fence repair, driveway maintenance — adds meaningful cost and time compared to a suburban lot. Budget accordingly and consider whether the land is income-producing.