Jon Tennant
Real Estate & Business Brokerage
Hey friends. Johnston County is one of the most active land markets in the Triangle right now. With Raleigh pushing outward, prices rising inside the beltline, and remote work giving people more flexibility on location, buyers are looking east. Clayton, Smithfield, Selma, Four Oaks, and the surrounding areas are seeing real demand from people who want land, space, and lower price points than you can find closer to the city.
Buying land is a completely different process than buying a house. There are questions you need to answer before you make an offer, and skipping them can be an expensive mistake.
Here is what to check.
The first question on any land is what it is zoned for and whether that zoning matches what you want to do with it. Most of Johnston County is zoned Agricultural-Residential (AR), which allows single-family homes and farming uses. That works for most residential buyers.
If you want to build something different, run a business, or develop multiple lots, you need to verify that the zoning supports your intended use before you buy. Rezoning is possible but it takes roughly four months and is not guaranteed.
Use the Johnston County MapClick GIS tool to check zoning on any specific parcel. The planning department can also answer questions at (919) 989-5150.
If the land does not have public sewer access, you will need a septic system. Not all land can support one. The soil has to pass a percolation test (commonly called a perc test) that evaluates whether the ground can adequately absorb wastewater.
Make your offer contingent on a successful septic evaluation. This is standard practice and protects you. If the land fails the perc test, you want the ability to walk away without losing your due diligence money.
The Johnston County Environmental Health Department handles septic permits. Their current processing time as of 2026 is five weeks or less. The permit fee for a standard system is $600.
One important note: do not disturb the soil or reshape the land before the evaluation. Altered soil can render a site unsuitable for a septic system.
If public water is not available, you will need a private well. Johnston County Environmental Health permits and inspects private wells. A well construction permit must be obtained before drilling begins, and all well work must be done by a certified contractor in North Carolina.
New wells require bacteriological, chemical, and nitrate testing before a certificate of completion is issued. Budget for this during due diligence.
This one is critical and often overlooked. The land must have legal access to a public road. Physical access and legal access are not the same thing.
If the land is landlocked or accessed through a private road, verify that there is a recorded easement granting you the right to use that road. Without a documented easement, you may not have the legal right to cross that property to reach your land, regardless of how it appears on the ground.
Check the deed and any recorded easements as part of your title search. A North Carolina real estate attorney should review this before you close.
Johnston County has areas within FEMA 100-year flood zones and wetlands that restrict what can be built. Check whether any portion of the parcel falls in a flood zone before you make an offer. The Johnston County Planning Department can provide floodplain information. Wetlands are regulated by the Army Corps of Engineers and can significantly limit development even if they are a small portion of the overall parcel.
Check availability and cost of electric service, internet, and any other utilities you plan to use. In rural Johnston County, power line extensions can be expensive depending on how far the nearest transformer is from the property. Get quotes before you buy.
Land in Johnston County is a real opportunity right now, especially for buyers priced out of Wake County or looking to build on their own lot with more space. But it requires a more thorough due diligence process than buying a finished home.
Work with an agent who knows land, get a contingency for your septic evaluation, run a proper title search, and confirm your legal road access. Do those things and you are in a strong position to make a smart land purchase.
I work with land buyers across Johnston, Franklin, Granville, and the surrounding Triangle counties. If you want to talk through a specific parcel or ask questions about what to look for, reach out any time.
Looking at land in Johnston County or the surrounding Triangle counties? Get a straight answer on what to check before you make an offer.
Common questions about buying land in Johnston County, NC