How To Save $50K on Your Mississippi Land Search

By Bryan David

Bryan David is one of the best REALTORS® serving Ocean Springs, Biloxi, Gulfport and the entire coast. He is a Biloxi native, military veteran and retiree, and a multi-year top-producing agent with hundreds of satisfied clients.

Finding the perfect piece of land to build your dream home on should be one of the best days of your life. You’re dreaming of that wide-open Mississippi space, the privacy, and the freedom of having no HOA telling you what color your shutters have to be. But here’s the reality I’ve seen time and time again: that “perfect” empty lot can turn into a soul-crushing financial nightmare if you don’t know how to look past the surface.

I remember a couple who found a “perfect” lot for sale by owner at a great price. On paper, it was the deal of a lifetime. Thankfully, they called me for a second opinion. That one call saved them a fortune because even though the land looked great, it was a disaster. It had encroachments, wetlands covering half the acreage, and access issues, all of which the seller conveniently “forgot” to mention.

Watch out for the boundaries. Never assume property lines. I don’t care if it’s a modern subdivision; get a current survey. Don’t rely on an old drawing or a “pin” on an online map. A great surveyor is your best friend because they will uncover the easements, encroachments, and zoning limits that could kill your build before you even break ground.

What is the land hiding? Dry today doesn’t mean dry tomorrow. I always recommend waiting for a good rainfall to walk the land. If it’s a drought, look for erosion or debris piles in low spots. You need a long due diligence period to check for “perk” tests, soil quality, and even protected wildlife that can halt construction.

And here’s a pro tip: snoop on the neighbors! You don’t want to find out after you close that there’s a pig farm or a loud dirt pit right over the fence line.

The “Hidden Gems” that save you big. Most buyers get blindsided by development costs. Clearing land, adding driveways, and bringing in utilities add up fast. But here is the secret: look for the “hidden gems.” A lot that is already cleared can save you $10,000. An existing well or septic system? Another $10k to $20k right back in your pocket. When comparing land, don’t just look at the price per acre; also consider what work has already been paid for.

You don’t have to go through this process alone or guess your way through a massive investment. If you’re ready to find that perfect spot on the Gulf Coast, or if you’re looking to buy, sell, or invest in real estate, give me a call at 228-215-1861, email me at bhgre@expectrealty.com, or visit expectrealty.com. Let’s make sure your dream home stays a dream and doesn’t become a debt. I’m here to help you make an informed decision and win in this market.