Can I live on vacant land right after buying it?

Can I live on vacant land right after buying it?

The answer depends on a few key factors, like the county’s zoning laws and whether the land is part of a Homeowners Association (HOA). 

The Short Answer: Sometimes Yes, Sometimes No

Whether you can live on vacant land right after purchasing it depends on local regulations and any HOA rules tied to the property. In some cases, you can set up camp or move a trailer onto the land immediately, but in others, you’ll face restrictions that prevent living there until certain conditions are met (like building a permitted structure or septic). Let’s look at the details.  On our individual property listings, we try to specify the rules.

Key Factors to Consider

• County Zoning and Building Codes
  • Yes, You Can (in Some Cases): In rural or unincorporated areas, counties often have lenient zoning laws. For example, some counties allow “off-grid” living, like setting up a tent, yurt, or RV on your land, as long as you meet basic requirements (e.g., proper sanitation or temporary camping permits). If the land is zoned for residential or agricultural use, you might be able to live there right away, especially if you’re using a temporary setup while planning a permanent home. For instance, in some parts of Texas or Colorado, unincorporated land may have fewer restrictions, allowing you to camp or park an RV for extended periods.
  • No, You Can’t (in Other Cases): In urban or suburban counties, zoning laws are often stricter. Many counties require a permitted, permanent structure (like a house) with utilities (water, septic, electricity) before you can legally live on the land. For example, in Sonoma County, California, a property owner was cited for living in a trailer on their land due to zoning restrictions that prohibited it without proper permits. If the land is zoned for “future development” or has environmental restrictions (e.g., wetlands), living on it may be prohibited until you comply with county regulations.
• Homeowners Association (HOA) Rules
  • Yes, You Can (in Some HOA Cases): If the land is in an HOA, you’ll need to check their governing documents, called Covenants, Conditions, and Restrictions (CC&Rs). Some HOAs are lenient with vacant land, especially in developing communities, and may allow temporary living (e.g., in an RV) while you build a home, as long as you follow their rules. For example, an HOA might permit temporary setups if you’re actively constructing a house and meet their aesthetic or maintenance standards.
  • No, You Can’t (in Other HOA Cases): Many HOAs have strict rules that prohibit living on vacant land until a permanent home is built. They often enforce standards to maintain property values, like banning tents, RVs, or trailers. For instance, an HOA might require you to keep the land vacant or landscaped until a house is constructed, and they could fine you or take legal action if you try to live there prematurely. In some cases, HOAs even regulate temporary structures or camping, so you’d need their approval first.
• Practical Requirements (Utilities and Permits)
  • Even if the county or HOA allows living on vacant land, you’ll likely need to address practical needs like water, sewage, and power. Some counties require a septic system or connection to utilities before you can reside on the land. If you’re planning to camp or use an RV, you might need a temporary permit or proof of waste management (e.g., septic pumping services). Without these, you could face fines or eviction, as seen in cases where property owners were cited for unpermitted living.

Examples to Illustrate

• Yes Case (Rural, No HOA): You buy a 10-acre plot in a rural Texas county with no HOA. The county allows temporary camping or RV living for up to 6 months while you build a home, as long as you have a portable toilet or septic plan. You can move onto the land right after buying it, provided you follow these basic rules.
• No Case (Suburban, With HOA): You purchase vacant land in a planned community in California with an HOA. The HOA’s CC&Rs prohibit any structures (even temporary ones) until a permanent house is built and approved by their architectural committee. The county also requires a permitted residence with utilities. You can’t live on the land until you build a compliant home.
• Mixed Case (Rural, With Lenient HOA): You buy land in a Colorado development with an HOA. The county allows temporary RV living with a permit, and the HOA permits it for up to a year while you construct a house, as long as the RV is screened from view. You can live there right away, but you’ll need to follow both the county’s permit process and the HOA’s guidelines.

Tips for Buyers

To figure out if you can live on vacant land right after buying it:

• Check County Rules: Contact the county’s planning or zoning department to ask about zoning, permits, and restrictions for living on the land. Ask specifically about temporary living (e.g., RVs or camping) and utility requirements.
• Review HOA Documents: If the land is in an HOA, get a copy of the CC&Rs and bylaws before buying.  We provide links on individual property pages for easy review.  Look for rules about vacant land, temporary structures, or living arrangements. You can also request these from the seller, HOA, or county recorder’s office.
• Consult a Professional: Work with a real estate agent or attorney familiar with local laws to ensure you understand all restrictions. They can help you navigate zoning and HOA rules to avoid surprises.
• Plan for Utilities: Even if living on the land is allowed, make sure you have a plan for water, waste, and power to stay compliant and comfortable.

Final Thoughts

In some cases, you can absolutely live on vacant land right after buying it, especially in rural areas with no HOA or lenient rules. In other cases, county zoning or HOA restrictions will require you to wait until you build a permitted home. The key is to do your homework before buying—check with the county and review any HOA rules to know what’s allowed. If you’re unsure, I’m happy to point you toward resources or suggest next steps to make your dream of living on your land a reality. We include the HOA regulations on each property for easy review.

Let me know if you have a specific location or situation in mind, and I can tailor the advice further. Contact me anytime with your land buying questions.