Thinking about buying land in Farmington or elsewhere in St. Francois County? It is exciting to picture a home, a shop, or a quiet retreat, but one missed detail like a deeded access issue or septic permit can upend your plans. You deserve a clear, low‑stress path from first look to closing. This practical checklist walks you through what to verify, who to call, and when to act so you can buy with confidence. Let’s dive in.
Start with location and ownership
Understanding where the parcel sits and who owns what sets the tone for everything that follows.
- Confirm whether the land is inside Farmington city limits or in unincorporated St. Francois County. Rules, permits, and timelines differ by jurisdiction.
- Ask the seller for the parcel ID and a recent title commitment. Pull the recorded deed to confirm the legal description and any easements or covenants.
- Check property tax history and current assessed value with the county assessor. Make sure the parcel size and boundaries match what is advertised.
- Plan to purchase an owner’s title insurance policy at closing and review all title exceptions early.
Zoning and permits
Zoning tells you what you can do on the land and where you can build.
City vs. county rules
- For parcels in the city, contact the City of Farmington Planning and Zoning or the Building Department to confirm zoning, setbacks, and permit steps.
- For parcels in unincorporated areas, work with St. Francois County Planning and Zoning or the County Commission. Ask about any pending changes that could affect use.
Permitted uses and setbacks
- Verify the zoning district and the uses allowed, such as residential, agricultural, or commercial.
- Confirm minimum lot size, setbacks, height limits, and any special use permits you might need.
Watch future plans
- Ask about the comprehensive plan, recent rezonings, or proposed developments nearby. Future traffic or utility changes can affect value and feasibility.
Access and road responsibility
A parcel can look accessible but still be landlocked in practice.
- Confirm legal access with a recorded easement or deeded right of way. Do not rely on an informal driveway across a neighbor’s property.
- Identify who maintains the road. City, county, or a private road association can each have different standards and costs. For county roads, verify with the county’s Public Works or Road and Bridge.
- Ask about snow removal and seasonal access if the road is private or gravel.
Utilities and service feasibility
A realistic utility plan is key to budget and timeline.
Water and sewer
- Ask if public water and sewer are available. If not, you will need a private well and an on‑site septic system.
- For existing wells, request well logs. You can also review programs and contacts through the Missouri Department of Natural Resources for well information.
- For septic, plan a soils review and confirm permitting with the county health or environmental department before you remove contingencies.
Electric and gas
- Contact electric providers to confirm serviceability, meter location, and any line extension costs. In many Missouri communities, Ameren Missouri is the electric provider.
- Ask about natural gas availability. Many rural parcels rely on propane.
Internet and telecom
- Check availability for cable, fiber, DSL, or fixed wireless. Ask neighbors and providers about speeds and reliability.
- Request maps and written estimates for any line extensions before you finalize your budget.
Soil, septic, and site conditions
The ground beneath your feet can speed up or slow down your project.
Soils and perc testing
- Pull a soil map using the USDA NRCS Web Soil Survey and have a qualified professional perform an on‑site soil evaluation for septic if no public sewer is available.
- Confirm setback rules for wells and septic from structures, property lines, and water features.
Topography and drainage
- Walk the land to understand slopes, rock outcrops, drainage paths, and tree cover.
- For larger acreage, consider a basic site plan to identify buildable zones and driveways that avoid steep grades or flood‑prone areas.
Floodplain, wetlands, and protected areas
Some areas carry extra rules or insurance requirements.
Mining legacy and geologic risks
St. Francois County has a history of mining activity that can affect land use.
- Ask about past mining, tailings, or abandoned workings on or near the parcel. Research historical aerials and county records.
- If you suspect mining impacts or contamination, pause ground work and consult environmental professionals. The Missouri Department of Natural Resources can be a starting point for mining and environmental records.
- Consider a geotechnical review for projects involving large foundations or where sinkholes or karst features are a concern.
Surveys, easements, and mineral rights
Clean boundaries and clear rights help you avoid future disputes.
- Order a current boundary survey. If you are financing or need more detail, an ALTA/NSPS survey may be required by your lender or title company.
- Match the survey to the deed’s legal description and confirm all corners are marked.
- Identify recorded utility, access, or pipeline easements. Ask about any unrecorded uses, but rely on recorded rights.
- Clarify mineral rights. In Missouri, the mineral estate can be owned separately. Request documentation showing whether mineral rights are included or reserved.
Financing, taxes, and classification
Funding land is different than funding a home.
- Land loans often require larger down payments, shorter terms, and higher interest rates compared to traditional mortgages. Local banks and credit unions familiar with acreage can be helpful.
- If you plan to build, compare construction‑to‑perm options and combined land plus build loans. For eligible rural buyers, explore USDA Rural Development programs.
- Review the parcel’s tax history with the assessor. If the land has an agricultural or conservation classification, learn the rules and any rollback taxes that could apply if you change its use.
Your step‑by‑step checklist
Use this timeline to move from first look to keys in hand.
Pre‑offer due diligence
- Confirm whether the parcel is in the City of Farmington or unincorporated St. Francois County.
- Verify legal access and any recorded right of way. Identify who maintains the road.
- Get the parcel ID and review tax history and assessed value.
- Pull recorded documents for easements, covenants, HOA rules, and liens.
- Confirm zoning, permitted uses, and setbacks with the appropriate planning office.
- Contact utilities for availability and extension cost estimates for electric, gas, water, sewer, and internet. Request maps in writing.
- Check FEMA flood maps and review the wetlands inventory. Flag any areas needing permits.
- Pull a soil map and schedule a septic feasibility review if no public sewer is available.
- If a well exists, ask for well logs and confirm condition with a qualified professional.
After your offer is accepted
- Order a current boundary survey. If required by your lender or for added certainty, order an ALTA/NSPS survey.
- Obtain a title commitment and review exceptions. Plan to purchase an owner’s title policy at closing.
- Secure land‑specific financing terms and confirm down payment, rate, and term.
- Schedule a percolation test and septic design if you plan to build soon.
- If the area has mining history or other environmental red flags, hire an environmental consultant to evaluate risk.
- Confirm mineral rights conveyance or reservation and document it in the deed.
- Verify building permit requirements, setbacks, and any HOA or design guidelines.
Pre‑closing actions
- Resolve title exceptions and confirm all required releases and affidavits.
- Make sure the legal description in the deed matches the survey and is recordable.
- Record access easements if needed and finalize any shared road agreements.
- Confirm utility hookups and any seller‑promised work on access or infrastructure.
- If required by your lender or local rules, complete final septic and well inspections and approvals.
Post‑closing next steps
- Record the deed and update your mailing address with the county and utility providers.
- If applicable, apply for agricultural or conservation classifications and review any restrictions.
- Submit building and septic permits and schedule inspections.
- Request an address assignment if the parcel did not have one. Secure driveway and culvert permits for access to public roads.
Local and regional resources
Keep these resources handy while you work through your checklist.
Buying land rewards thorough planning. If you want a calm, organized process with clear next steps, lean on a local pro who understands how city vs. county rules, utilities, access, and surveys fit together. When you are ready, reach out to Lexi Engelbach to talk through your goals and build a due diligence plan that fits your timeline.
FAQs
Can I build a home on my Farmington parcel?
- Start by confirming zoning and permitted uses with the city or county, then verify utility availability or feasibility for a well and septic, and use a current survey to confirm a buildable area outside setbacks, wetlands, and floodplains.
How do I confirm legal access to land in St. Francois County?
- Review the recorded deed and plats for a deeded right of way or road frontage, and avoid relying on informal driveways; document maintenance responsibilities if the road is private.
What utilities should I plan for on rural acreage near Farmington?
- Expect to arrange electric service and possibly propane, and plan for a private well and septic if no public water or sewer is nearby; confirm costs and timelines with providers before removing contingencies.
Are land loans different from a standard mortgage?
- Yes; land loans usually have larger down payments, shorter terms, and higher rates, and you can also explore construction or USDA Rural Development options if you plan to build and qualify.
What should I check for mining impacts when buying in St. Francois County?
- Ask about historical mining, review records through the Missouri DNR, and consider an environmental or geotechnical review if you see tailings, old workings, or signs of instability.
How long do permits take for a new build?
- Timelines vary by jurisdiction and project complexity; plan for several weeks to months, with septic, well approvals, and site work often taking the longest.
