There is something special about standing on a piece of land and picturing what it could become. A home with room to breathe. A place for horses. A shop, a garden, or simply a spot to watch the sunset over the mesas. That is the dream of buying land in San Juan County.
I love helping people find their piece of the Four Corners. However, land is very different from buying a house. In fact, the things that matter most are often the things you can’t see from the road. So here is what I check with every land buyer before we make an offer.
Water: the first thing to check when buying land in San Juan County
Water is the first question for any rural property in New Mexico. Some parcels can connect to a city line or a rural water association. Others would need a private well. In that case, you will need a permit from the New Mexico Office of the State Engineer, which oversees water use and well drilling in the state.
First, ask the seller whether there is an existing well or water hookup, and get any paperwork they have. If there is no water source yet, we can find out what it would take before you commit.
Legal access to land in San Juan County
A dirt road that leads to the land doesn’t always mean you have the right to use it. Before buying land in San Juan County, we want to confirm there is legal access. That access should come from a public road or a recorded easement. Your title company will help confirm this before closing.
What utilities are nearby?
Bringing electricity to a parcel can be simple if lines run along the property. On the other hand, it can be expensive if they are far away. Before you buy, call the electric provider for that area and ask what a hookup would involve. Also check on internet, gas, and phone service if those matter to you.
How will you handle wastewater?
Most rural properties use a septic system. A new system needs a permit through the New Mexico Environment Department, and the soil has to work for it. If the land already has a system, ask how old it is and when someone last inspected it. New Mexico also has rules for evaluating existing systems when a property changes hands, so we will plan for that too.
Mineral rights on San Juan County land
This one surprises a lot of buyers. San Juan County has a long history of oil and gas. As a result, on many properties a past owner sold the mineral rights separately years ago. That means someone else may own what is underneath.
It doesn’t have to be a deal breaker. Still, you should know before you buy, and the title work will show you what comes with the land.
What can you build or do there?
Depending on where the land is, city or county rules may affect what you can build, how many homes can go on it, or whether you can keep animals. So a quick call to the planning office for that area can save a lot of headaches.
It is also smart to check whether any part of the property sits in a flood zone. This matters especially near the rivers and arroyos.
Is a survey needed?
A survey shows you exactly where your property lines are. For land, I almost always recommend one, especially when the fences are old or the boundaries are unclear.
Questions to ask before buying land in San Juan County
Before we make an offer, I like to have answers to these:
- Is there water on the land, or a clear way to get it?
- Is there legal, recorded access?
- How far away are power and other utilities?
- Will the soil work for a septic system?
- Are the mineral rights included?
- What do local rules allow you to build?
- Is any of it in a flood zone?
- Do you need a new survey?
My best advice
Take your time and ask questions early. Land can be a wonderful investment and a place to build the life you want, as long as you know exactly what you are getting.
If you are thinking about buying land in San Juan County, I would love to help you walk through it. Take a look at current listings, send me a message, or call or text me at 505-793-1530.
¿Busca terreno en el condado de San Juan? Con gusto le ayudo en español.