Can You Own Land in Virginia? Your Guide to Buying and Holding Property

Ever wondered if just anyone can scoop up a patch of land in Virginia? Turns out, the rules are surprisingly open. Whether you’re a local, from another state, or even from another country, you can legally own land here. Sounds easy, right? Still, it pays to know exactly what you’re signing up for.

Land ownership in Virginia isn’t just for big-time investors or old-money families. Regular folks buy everything from small wooded lots to wide-open fields every day. But if you’re new to the game, the paperwork and legal talk can feel like a maze. That’s why it helps to get clear on how the process works, what checks you absolutely need, and which pitfalls catch people off guard.

• Who Can Own Land in Virginia?
• Buying Process: How It Really Works
• Surprising Rules and Restrictions
• Foreign Buyers: Is It Allowed?
• Taxes and Ongoing Costs
• Tips for Smart Land Buyers

Who Can Own Land in Virginia?

If you’re looking to own land in Virginia, you’ll be glad to know there aren’t wild hoops to jump through. Pretty much any adult can buy and hold land—there’s no residency rule. You don’t have to be a Virginia local, or even a U.S. citizen. It’s open for out-of-staters and foreign nationals, too.

Most people buy individually, but companies, trusts, and LLCs can snag land as well. This is handy for folks wanting to protect their personal assets or buy with business partners. Plus, Virginia law doesn’t put a cap on how much land you can own. If you want a tiny plot or hundreds of acres, it’s up to you (the price tag is a different story).

Here are the basics on who can buy:

• U.S. citizens and residents
• Non-resident aliens (foreign individuals)
• Corporations—both domestic and foreign
• Trusts and LLCs

For foreign buyers, there’s no law blocking you from grabbing Virginia land for sale. In early 2024, Virginia considered a bill to restrict land purchases by certain foreign nationals, but as of April 2025, those laws haven’t passed. For now, the playing field is open. Just expect lenders to be pickier about giving loans if you’re not a U.S. citizen—a higher down payment or extra paperwork might be needed.

Want to check the stats? According to the National Association of Realtors, about 2-4% of all U.S. property sales in the past year were to international buyers. Virginia is in the mix, especially in rural areas and the D.C. suburbs.

So, whether you want to build a cabin, start a vineyard, or just hold land as an investment, the path is wide open. But, always double-check with a local real estate attorney if your situation is out of the ordinary—some localities have small quirks in their zoning or transfer rules worth knowing about.

Buying Process: How It Really Works

If you want to buy property in Virginia, don’t expect some secret handshake or old-school tradition. It’s straightforward, but you need to know what’s coming so you don’t waste time or money.

First, you’ll want to pin down why you’re buying—are you planning to build, farm, or just own some land as an investment? Your goal can change your buying steps. Either way, the core process looks pretty much the same for all regular buyers.

1. Find Available Land: Start by checking land for sale listings online or through a local real estate agent. Popular sites like Zillow, LandWatch, and Realtor.com have detailed listings. Local agents know about properties that might not even be listed online yet.
2. Do a Site Visit: Always visit the plot yourself. Walk the land, look for signs of flooding, check out access roads, and chat with neighbors if you see them. Google Maps just won’t cut it here.
3. Title Search and Surveys: Never skip this step. Have a professional run a title search. This shows if anyone else has claim to the property or if there are weird restrictions. Surveys help you figure out the real boundaries—fences are not always where you think.
4. Get Your Finances in Order: Virginia doesn’t make you pay all-cash, but lenders have strict rules for raw land. Sometimes the down payment is 20% or more. Shop rates and be ready for higher interest than a normal home mortgage. Some sellers will finance directly, but read the contract carefully.
5. Make an Offer and Sign a Contract: Once you’re sure, submit a written offer. You’ll both sign a purchase agreement if the price is accepted. Pay attention to “contingencies”—like passing an inspection or a clear title. They let you walk away if something turns up.
6. Close the Deal: Closing happens at an attorney’s office or with a title company. You sign the final paperwork, pay up (usually with a cashier’s check or wired funds), and then the deed gets recorded with the County Clerk. Virginia makes this quick—typically in a few days unless there’s a hiccup.

Here’s a quick table with rough estimates, so you know what to expect cost-wise at each step:

The whole thing can move pretty fast if you’re prepared, but skipping a step (especially title search or survey) is where people get burned. If you do your homework, owning land in Virginia is just a matter of following the right steps.

Surprising Rules and Restrictions

If you think owning land in Virginia means you can do anything you want, think again. Own land Virginia laws lay out all sorts of hoops, even for basic stuff. For starters, zoning rules run the show. Your land could be marked for residential, agricultural, or commercial use, and each comes with its own playbook. Want to build a house on farmland? You’ll need permits and maybe even public hearings. Dreaming about turning a barn into an Airbnb? Some areas flat out ban short-term rentals.

There’s more: Virginia has some serious conservation easements, especially in rural areas and places with lots of history. You might stumble onto a property where you can’t even cut down a tree or build a fence without a nod from a local board. These easements can lower your property taxes, but your hands could be tied when it comes to making changes.

Another common curveball is HOA (Homeowner Association) rules. If the land’s part of an HOA, expect to pay monthly fees and follow their rulebook. This could mean restrictions on fencing, pets, paint colors, and even the height of your grass.

• Buy property Virginia laws say every new land split has to follow 'subdivision regulations.' You can’t just carve up your lot and sell pieces willy-nilly.
• You might need to run a perk test to check if the land supports a septic system. Fail that, and you can’t build a house without a major workaround.
• If your dream property is close to a river or wetland, special state and federal rules kick in. You could face setbacks that keep you from building near the water—or even have to leave a chunk of land untouched.

Thinking of hunting on your own land? In some counties, you need a special permit, and there are limits on what, when, and how you can hunt, especially near neighborhoods.

Always ask for a full list of restrictions before putting your cash down. Surprises here can turn that “perfect” land for sale into a major headache fast.

Foreign Buyers: Is It Allowed?

If you're not a U.S. citizen but want to own land in Virginia, here's the good news—Virginia allows pretty much anyone to buy property. There are no state-level restrictions that block foreigners from buying land for sale. It doesn't matter if you're an individual, a business, or live overseas; you can hold title to land just like locals do. Some buyers are surprised by how simple it is compared to other countries.

The buying process is mostly the same for everyone. Foreign nationals need to provide valid ID and proof of funds, just like American buyers. You don't even need a U.S. address or citizenship. What you'll want, though, is a reliable real estate agent and maybe a local attorney, especially if you can’t easily travel here to check out your Virginia real estate in person.

One thing to watch out for: taxes. The U.S. government hits foreign land sellers with the Foreign Investment in Real Property Tax Act (FIRPTA). Basically, if you ever decide to sell, you'll have to pay a withholding tax—usually 15% of the sale price—unless you qualify for an exemption. And yes, you'll need to pay property taxes every year, just like Americans do.

Some niche properties—near military bases or big pieces of farmland—might get attention from federal authorities, but that’s rare and not unique to Virginia. There’s no automatic block on foreigners owning farmland, houses, or forest land. Just be ready to handle extra paperwork and talk to local experts along the way.

The bottom line? If you want to buy property in Virginia, being a foreigner won't hold you back. Just plan for a few extra steps, especially when it’s time to sell up and cash out.

Taxes and Ongoing Costs

Buying land in Virginia is just the start. After you grab a piece of property, you can’t skip the regular bills, especially property taxes. Every county in Virginia has its own tax rates, and they can be all over the place. The state average hovers around 0.80% of your land's assessed value, but check with the local county office—some are higher, some lower.

Here’s a quick look at average property tax rates in a few Virginia counties:

If you want the most up-to-date number, the county’s real estate tax assessor is your best friend. And remember, own land Virginia isn’t a one-time expense. Besides property taxes, budget for things like upkeep—mowing, clearing brush, fixing fences, and maybe even insurance if you want extra peace of mind.

For raw land, insurance costs less than for a house, but it still covers things like liability if someone steps onto your property and gets hurt. Utilities are another thing to think about. If your land doesn’t have water, electricity, or sewer hooked up, you might have to pay for those to be installed. That stuff isn’t cheap, especially in rural spots. Plus, if there are any homeowners’ association (HOA) fees or special assessments in the neighborhood, add those into your yearly budget too.

Want a roadmap for ongoing costs? Here’s what you’ll deal with most often:

• Property taxes (pay attention to due dates—Virginia counties usually want two payments a year)
• Regular maintenance and repair costs
• Land insurance for liability and sometimes fire coverage
• HOA fees for certain developments
• Potential utility connection fees (for undeveloped land)

When you’re crunching numbers for any land for sale in Virginia, these recurring costs matter. They don’t go away just because you’re not building yet or you only visit a few weekends a year. Set up auto-pay or reminders so you don’t rack up late fees—it’s a simple habit that can save you a headache.

Tips for Smart Land Buyers

If you’re ready to buy land for sale in Virginia, you want to dodge rookie mistakes. The easiest way to start: do your homework before you put any money down. Not every patch of ground you see for sale is a good deal, and a shiny listing isn’t a guarantee you’ll get what you’re hoping for.

First up, always check the zoning laws. Found what looks like the perfect spot? Grab the county map and see what you can actually do with it. Some counties in Virginia don’t allow building on certain plots, or might have rules about running a business, parking an RV long-term, or even keeping animals. Loudoun County, for example, has specific agricultural zoning that trips up city buyers every year.

Next, make sure you get a proper survey. People skip this step, then find out their land is smaller than they thought or overlaps with a neighbor. A licensed land survey costs a few hundred bucks but saves you legal headaches down the line.

Before you close, dive into the property’s history. Ask for a recent title search and watch for red flags like unpaid taxes, old utility easements, or disputes. Even small liens will bite you later. As Virginia attorney Sam Wheeler puts it:

"Title searches are your best insurance. It’s the only way you’ll know what baggage comes with the land you’re buying."

Money matters, too. You’ve got the sticker price, but toss in local transfer taxes, county taxes, legal fees, and sometimes a few surprise charges. According to the Virginia Department of Taxation, average real estate taxes can hit $1,200 per $100,000 in value each year, but it varies widely county to county.

If you’re buying raw land, figure out what utilities you’ll need. Some rural plots don’t have water, electric, or road access. Adding these can blow up your budget faster than you’d expect. Always call the local power and water companies—they’ll tell you exactly what hookups will cost and if there are waiting lists.

One last thing: visit before you buy. Pictures aren’t reality, and no online map tells you about noisy traffic, funky smells, or a neighbor’s junkyard. A lot of smart buyers bring a contractor or real estate pro to spot stuff they might miss.

• Check all zoning rules and property restrictions.
• Order a recent survey before money changes hands.
• Get a detailed title search from a professional.
• Budget for extra taxes, legal, and county fees.
• Call utility companies—don’t make assumptions.
• Walk the land before closing the deal.

The bottom line? Owning land in Virginia is doable for almost anyone, but a little extra homework now saves a mountain of regret later. Stick to these basics, and you’ll stand out from the crowd of first-time buyers fumbling through the process.