Before you buy
Legal access
A road you can drive on is not the same as access you have a right to use.
A landlocked parcel has no legal frontage on a public road. Access may exist in practice — a track across a neighbor’s land that everyone has always used — without existing in law.
Even where an easement exists, its recorded terms may limit width, permitted use, or who may improve it. An easement adequate for farm equipment may not permit a utility line, and may not physically accommodate a manufactured home delivery.
Delivery access is a separate question from legal access, and both have to work. Moving and set.
Verify through the title work. Read the easements rather than accepting a summary, and walk the route.
The rest of the checklist
Which utility can actually serve this parcel
Poles on the road do not mean service. Certificated territory decides who can connect you.
Whether water can reach it
A certificated water provider may still be unable or unwilling to add your tap.
Easements and rights-of-way
Lines crossing your land may not be able to serve it, and easements can limit where you build.
Deed restrictions
Restrictions recorded decades ago can prohibit manufactured homes outright.
Floodplain status
Floodplain changes the pad, the height, the steps and the paperwork.
Soil and septic feasibility
The soil decides the system, and the system may not fit.
Driveway and culvert
Access has to be built before almost anything else can happen.
Lot size and setbacks
The buildable area is smaller than the lot, sometimes much smaller.
Have us look before you close
We evaluate parcels for buyers — access, utilities, soil and what the site work will actually take. Cheaper than finding out afterward.