How to Access a Landlocked Property: A Buyer's Guide

So, you’ve found it. The perfect piece of raw land. It’s private, the price is right, and it’s exactly where you’ve always wanted to be. There’s just one catch: it doesn’t touch a public road, and you have to cross a neighbor’s property to get there.

You’re looking at a landlocked property. For a first-time buyer, this can feel intimidating, but it's often a solvable puzzle. The key to unlocking your land's potential is securing a legal right-of-way, known as an easement. This guide will walk you through the process, step by step.

What Is a Landlocked Property?

Simply put, a landlocked property is a parcel of land that doesn't have direct legal and physical access to a public road, like a highway or county-maintained street. To reach the land, you must cross someone else's property. This often happens when a larger farm or ranch is subdivided over the years, leaving some of the interior parcels cut off from public access.

Many first-time land buyers see a landlocked parcel and immediately ask: is this deal too good to be true? The answer isn't a simple yes or no. These properties almost always come with a much lower price tag, but that discount exists for a reason—you're trading upfront savings for the time, money, and effort it will take to secure legal access.

Balancing Opportunity and Challenge

The appeal of a landlocked property is easy to understand. The lower purchase price is a huge advantage, especially for buyers who are using seller financing. It frees up cash you can put toward negotiating an easement, paying for legal fees, or even building your road. And, of course, these parcels offer incredible privacy and seclusion, far from the noise of a busy road.

But the challenges are just as real. Getting access isn't a guarantee. It can involve some tricky negotiations with neighbors or, in some cases, legal action. The process demands patience, a solid strategy, and a realistic budget.

This situation is made more complex because land rights can be a sensitive issue. According to the 2024 Prindex Report from the Global Land Alliance, a massive 1.1 billion adults—or 23% of the adult population across 108 countries—feel insecure about their property rights. This global uncertainty highlights why landlocked parcels are so tricky; you're asking to formalize access across someone else's land at a time when many people already feel their ownership is on shaky ground.

Your Initial Assessment Framework

Before you get too far down the road, you have to weigh the pros and cons. Think of it as your first due diligence step. You need to decide if the payoff—privacy and a lower price—is worth the investment required to solve the access puzzle. A successful outcome can turn an undervalued, hard-to-reach lot into a genuinely usable and valuable piece of land.

To help you get started, here’s a quick-glance table to frame your thinking.

Initial Assessment of a Landlocked Parcel

Key Challenge	Potential Solution	First Step for Buyers
No Legal Access	Negotiate an easement with a neighbor, or pursue a legal remedy like an "easement by necessity."	Pull the property deeds and county plat maps to identify all adjoining landowners.
Physical Access Issues	Building a road or driveway, which may require grading, gravel, and culverts.	Get a rough estimate from a local excavation or road-building contractor.
Neighbor Relations	Neighbors may be unwilling to grant access or may demand a high price for an easement.	Start with a friendly, informal conversation to gauge their willingness to talk.

This table should help you quickly identify the major hurdles and the first moves you need to make.

Key Takeaway: A landlocked property isn't a dead end—it's a project. With the right approach and thorough due diligence, you can absolutely secure the access you need. You just have to go into it with your eyes wide open.

Approaching these properties with a clear understanding of the steps involved is the best way to make a smart decision. The path to access might be surprisingly straightforward, or it might get complicated. Either way, it all starts with knowing what you're up against.

Your First Move: Uncovering the Facts

Before making an offer on a landlocked property, your most important job is to become a detective. That discounted listing price is only a good deal if you can find a viable path to access it. This initial due diligence phase is where you gather the hard facts that will shape your entire strategy.

Approaching this with a clear plan saves time and prevents costly mistakes. Your goal is to uncover any existing rights, identify potential roadblocks, and build a factual foundation for any negotiations to come. Every document you find and every boundary line you verify becomes a powerful tool.

Start with a Professional Title Search

The very first thing you need to do is order a professional title search. While you can look up some public records yourself, a title company has the tools and expertise to dig deep into the property’s history. They trace the chain of ownership and, most importantly, hunt for any recorded documents related to access.

Sometimes, the solution to your access problem is already hiding in plain sight within old paperwork. It's not uncommon to find an easement that was granted decades ago and simply forgotten over time.

A title search will uncover critical documents, including:

• Recorded Easements: These are your best-case scenario—legally documented rights of way that grant access across a neighboring property.
• Deed Restrictions or Covenants: These could limit how the property can be accessed or used. It's vital to know about them upfront.
• Liens or Encumbrances: While not directly about access, these financial claims can complicate a purchase and must be addressed.

A Land Survey Is Non-Negotiable

If the title search is about the property’s legal past, a land survey is about its physical reality. You absolutely must get a new survey from a licensed surveyor. Don't rely on old maps, satellite images, or what the seller thinks the property lines are.

A professional survey provides an official, legally recognized map of the parcel, confirming its precise boundaries, dimensions, and total acreage. For a landlocked property, its most important job is to visually define the problem. The surveyor will identify the exact location of all adjoining properties and mark the corners, giving you an indispensable document for any future negotiation or legal action.

Expert Insight: An accurate survey is the cornerstone of any access negotiation. It replaces assumptions with facts, showing a neighbor exactly where a proposed easement would run and proving you're a serious, professional buyer.

Visit the County Recorder’s Office

With your title report and survey in hand, your next stop should be the county recorder's office (sometimes called the county clerk or registrar of deeds). This is where all official land records for the area are stored. Even though the title company already did a search, visiting yourself can sometimes provide additional context or uncover older documents they might have missed.

Ask to see historical plat maps of the area. These maps show how larger tracts of land were originally subdivided. You might discover that your parcel was once part of a larger property that had road frontage—this is often the key piece of evidence needed to prove the need for an "easement by necessity," a legal remedy we'll cover later.

This kind of investigative work is fundamental for any land purchase. For a more detailed guide on this process, you can explore our article on what to look for when buying land. Doing your homework now empowers you to make a smart, informed decision on how to get access to your landlocked property.

How to Negotiate an Easement with a Neighbor

Before considering lawyers and courtrooms, the best way to get access to your landlocked property is often the simplest: a good-faith conversation with your neighbor. Direct negotiation is almost always the fastest and cheapest path forward. It just takes preparation and a clear understanding of what makes a fair deal for everyone involved.

The secret is to treat this like a straightforward business proposal, not a personal favor. You're looking to buy a specific property right—the right to cross their land—and they deserve fair compensation for it. A little respect and a lot of homework go a long way.

Laying the Groundwork for a Good Conversation

Don't just show up on their doorstep unannounced. Walking into this discussion unprepared is the fastest way to get a hard "no." You need to show that you’re serious, organized, and respectful of their time and property.

Your first move is to gather all your documents and frame your request professionally. This shows you’ve put in the effort and aren't just winging it.

Here’s your pre-negotiation checklist:

• Property Survey: Have a clean, easy-to-read copy of your new survey. This is your number one tool for showing exactly where the property lines are and pointing out a logical, minimally disruptive route for the easement.
• County Plat Maps: These official maps can add helpful context, showing how the properties were originally divided. Sometimes, this history can make your proposed route seem like the obvious choice.
• Owner Information: Double-check county tax records or your title report to confirm who legally owns the adjoining land and find their correct mailing address.
• A Rough Proposal: Start thinking about the specifics. How wide does the road need to be? Who’s going to build it? Who’s responsible for plowing snow and fixing potholes? Have a starting point ready to discuss.

Structuring the Talk

When you’re ready to reach out, keep it low-key and polite. A friendly letter explaining your situation and asking for a good time to chat is often less intimidating than a cold call or an unexpected visit. Frame the whole thing as a search for a solution that works for both of you.

Your neighbor is going to have questions—mostly about how this affects their property value, their privacy, and their daily life. Be ready to answer them honestly. The negotiation itself should cover a few key points to make sure nothing is left up to chance.

Key Negotiation Points

• Location and Dimensions: Propose a specific path. The best routes often run along an existing property line, which keeps the impact on your neighbor’s usable land to a minimum. Be clear about the width you need—for a standard residential driveway, 15 to 30 feet is usually plenty.
• Compensation: This isn't a handout. Be prepared to make a fair offer based on the market value of the land the easement will cover. An appraiser can give you a solid number to work with. Remember, this is a one-time payment for the right, not a recurring fee.
• Scope of Use: Define exactly who can use the road (just your family, or future utility companies, too?) and for what purpose (residential access only, no heavy commercial trucks, etc.).
• Maintenance Agreement: This is a big one, and it’s easy to overlook. The agreement must spell out who builds the road and who pays for ongoing maintenance. From paving to repairs to snow removal, the responsibility typically falls on the person using the easement—that’s you.

The global challenge of property rights underscores the importance of clear, written agreements. Easement disputes highlight disparities in property security, an issue where nearly 1.1 billion people globally feel vulnerable. By creating a formal, legally sound easement, you are solidifying rights for both yourself and your neighbor, preventing future conflicts.

Get It in Writing

A handshake deal won’t cut it here. Once you've agreed on the terms, a real estate attorney needs to draft a formal Easement Agreement. This document gets signed by both parties, notarized, and then officially recorded with the county. Recording the easement makes it a permanent part of both properties’ deeds, so it stays in place no matter who owns the land in the future.

As you finalize the deal, understanding the basics of drafting effective legal contracts is invaluable. A well-written agreement clearly defines everything from maintenance duties to liability, protecting you both from headaches down the road and setting the stage for a great relationship with your new neighbor.

Legal Paths to Access When Talks Break Down

When a friendly conversation with a neighbor doesn't get you the access you need, it’s easy to feel like you've hit a dead end. But don’t give up just yet. The law often provides a remedy for landowners who have no other way to reach their property.

This is where things get serious, and you’ll need a real estate attorney in your corner. These are not DIY projects. The legal concepts are complex, and every state has its own nuances. Think of this guide as your briefing before you meet with a professional—it’ll help you ask the right questions.

Understanding an Easement by Necessity

The most common legal route is often an Easement by Necessity. This isn’t a favor from the court; it’s a legal principle built on the idea that land shouldn't be left useless just because it's cut off from a public road.

However, specific conditions must be met. To get one, you typically must prove historical severance. This means you have to show that your landlocked parcel was once part of a larger property that did have road access. The problem was created when that larger tract was subdivided and a piece was sold off without an easement.

To build your case, your attorney will need to:

• Trace the property's title history through old deeds and maps to prove there was once a "unity of title."
• Pinpoint the exact moment of the split to show that your parcel became landlocked at the very instant it was severed from the parent property.
• Demonstrate "strict necessity," meaning there are no other reasonable or practical ways to get to your land.

If you can prove your case, the court can grant the easement and decide on the exact location and width of the access road. The goal is always to provide reasonable access while impacting the neighboring property as little as possible.

Exploring a Prescriptive Easement

Another option—though usually a much tougher climb—is a Prescriptive Easement. You can think of it as being similar to "squatter's rights," but for access instead of ownership. You aren't trying to own the road, just the legal right to use it based on a long, uninterrupted history of doing so.

Winning a prescriptive easement case requires proving the historical use was:

• Open and Notorious: Everyone could see the road or path was being used. It wasn't a secret.
• Continuous: The access was used consistently for a long time, as defined by state law. This is often 10 to 20 years.
• Adverse or Hostile: This is the key. The use must have been without the neighbor’s permission. If your neighbor was kind enough to let you use the road, you can't later claim a right to it.

This route is challenging because it hinges on old evidence. You might need to track down previous owners for testimony, find old aerial photos, or uncover other historical records to make your argument.

Legal mechanisms like these are crucial. Data shows that 15-20% of rural properties created since the 1950s became landlocked through subdivision, prompting many states to create clear statutes. As you can see, these rights are essential for providing legal clarity and empowering landowners. You can discover more insights about how property rights impact land use on Nature.com.

Disclaimer: This information is for educational purposes only and is not legal advice. State laws regarding easements vary significantly. Always consult with a qualified real estate attorney in your area to discuss your specific situation.

Comparing Your Legal Options

Deciding which legal path to take is a major decision. The process, cost, and chances of success are completely different for an easement by necessity versus a prescriptive easement. Getting clear on these differences is the first step in building a strategy with your lawyer.

This table breaks down the basics to give you a clearer picture.

Comparison of Legal Easement Types

Easement Type	Basis for Claim	Common Requirements	Typical Complexity
Easement by Necessity	The property was severed from a larger parcel, leaving it without road access.	Proving historical unity of title and that the severance created the landlocked status.	Moderate to High. Success depends on clear historical records and title evidence.
Prescriptive Easement	Long-term, uninterrupted, and non-permissive use of an access route across another's property.	Meeting the state's statutory period for use (e.g., 10-20 years) and proving the use was open and hostile.	High. Requires substantial historical evidence, often including witness testimony.

At the end of the day, going to court should be your last resort. It’s expensive, stressful, and time-consuming. But for a truly landlocked property, it may be the only way forward to make your land usable and unlock its true value.

What This Means for Buyers

All this legal jargon can make your head spin, but it really boils down to one simple question for a first-time buyer: is the discount worth the hassle? A landlocked property’s rock-bottom price is always tempting, but that number is a direct reflection of the work involved in getting to it.

Before you make an offer, you must understand how being landlocked impacts a property’s value and usability. A parcel you can't legally or physically reach is effectively useless for building, camping, or investment. Until access is legally secured, its value is purely speculative.

A Framework for Assessing Risk

The smart move is to weigh the discounted purchase price against all the potential costs of gaining access. This isn't just a financial calculation; you have to factor in your own time and patience. Think of it as creating a simple "access budget."

• Purchase Price: The initial cost of the land. It should be significantly lower than comparable parcels that already have road access.
• Legal Fees: You'll need a lawyer. Budget for anything from a few hundred dollars to draft a simple easement to tens of thousands if things get ugly and you end up in court.
• Negotiation Costs: This isn't always free. You might need to pay for a formal appraisal to show your neighbor what fair compensation looks like, or you might just be buying the easement from them outright.
• Construction Costs: If you succeed, you still have to build the road. Get a rough quote from a local contractor for grading, gravel, and any culverts you might need. It adds up fast.

The bottom line is to go into this with a clear-eyed strategy. The best deals on landlocked parcels are found by buyers who do their homework, stay patient, and never, ever sign on the dotted line without a documented, legal path to their property.

Long-Term Value and Usability

Securing a permanent, deeded easement does more than just make your property usable—it dramatically boosts its market value. All of a sudden, that deeply discounted parcel transforms into a real, functional asset. Once you solve the access puzzle, you can start thinking about other proven strategies to increase property value and ROI to maximize your investment.

On the other hand, failing to secure access leaves you stuck with a piece of land that will be almost impossible to sell. You’d just be passing the same problem on to the next person, which shrinks your pool of potential buyers to almost zero and puts a hard ceiling on the property's value. Your goal should always be to solve the access problem, not just inherit it.

Why Consider Dollar Land Store?

Finding a piece of land you can afford is exciting, but for a first-time buyer, navigating the purchase process can be daunting—especially when a property might be landlocked. This is where a trustworthy partner makes all the difference.

At Dollar Land Store, we built our company to make land ownership straightforward and accessible. Our entire process is designed to provide clarity and support, positioning you for success from day one.

Transparency and No Surprises

We believe you deserve to know exactly what you’re buying. Our property listings lay out all the known information about a parcel, including its access situation. If a property has access hurdles, we state it clearly. This transparency allows you to do your own research and make an informed decision with all the facts on the table.

Because we own every property we sell, we cut out middlemen and real estate agent commissions. This direct model means the savings are passed on to you, making your investment that much more affordable.

Financial Flexibility to Get the Job Done

Our simple, no-nonsense owner financing is a real game-changer for buyers. We offer:

• Low down payments
• Affordable monthly payments
• No credit checks
• A fast, simple contract process

This approach frees up your cash. Instead of tying up all your money in the initial purchase, you can allocate it where it really counts: hiring a real estate attorney, paying for a professional survey, negotiating an easement, or covering the cost of building an access road. This financial flexibility empowers you to tackle the access issue head-on and turn a challenging property into a valuable asset.

Next Steps: A Buyer's Path Forward

Information is powerful, but it’s action that truly secures access to your land. Now that you understand the path forward, it’s time to put that knowledge to work with a clear, practical plan. The journey from finding a great landlocked deal to unlocking its full potential is all about taking careful, deliberate steps.

Your first move should always be to get the facts straight. A professional survey and a thorough title search are non-negotiable. These documents form the foundation for every decision you’ll make next. Once you have those in hand, you can start researching the adjoining property owners and preparing for a professional, friendly conversation. And before you make any offers, it’s wise to touch base with a local real estate attorney to fully understand your options.

This visual helps show how our transparent process at Dollar Land Store fits into your journey.

Our straightforward approach—including clear information and flexible owner financing—empowers you to focus your time and money on what matters most: solving the access puzzle.

You can apply this knowledge right away as you browse our available parcels. We provide a transparent starting point for your research. For more tips on evaluating properties, be sure to check out our guide on how to be a smart land investor.

Conclusion: Turning a Challenge into an Opportunity

A landlocked property can be an incredible investment or a frustrating dead end—the difference lies in due diligence, strategy, and patience. By understanding the legal pathways to access, from friendly negotiation to court-ordered easements, you can confidently evaluate these unique opportunities. The lower entry price of a landlocked parcel offers significant upside, but only if you are prepared to invest the time and resources needed to secure legal and physical access.

Remember to start with the facts: a title search and a land survey are your most critical first steps. From there, a professional and respectful approach with neighbors can often yield the fastest and most affordable solution. If that fails, the law provides remedies, but always with the guidance of a qualified real estate attorney. With the right preparation, you can unlock the hidden value in a landlocked property and turn a perceived obstacle into a rewarding asset.

If you have questions about buying raw land or our seller-financing options, please reach out. We are here to be a helpful, trustworthy partner as you start your land ownership journey.

Ready to find your perfect piece of land? Take a look at our available land at DollarLandStore.com.