Buying commercial land can be an incredible opportunity, but it can also be full of hidden risks if you don’t have the right guidance. Whether you’re looking to develop a retail center, expand your business, or invest for long-term growth, navigating the process requires more than just spotting a good piece of dirt. It takes vision, strategy, and deep local knowledge.
At Daniels Greer Commercial Real Estate, we’ve been helping buyers find and secure commercial land in Tulsa and the surrounding areas for decades. We’ve seen almost every scenario and helped clients avoid costly missteps that could have derailed their deals.
Here are the top mistakes buyers make when purchasing commercial land and how our team can help you avoid them.
Mistake #1: Skipping Due Diligence
Why it happens:
Buyers often get excited when they find a promising parcel of land, especially if it’s in a high-growth area or priced attractively. In their eagerness to secure it, they may overlook or underestimate the need for thorough due diligence.
What it can cost you:
Without careful investigation, buyers risk running into costly surprises after closing. These might include:
- Floodplain issues requiring elevation or retention
- Contaminated soil requiring remediation
- Unstable subsurface conditions that require soil correction
- Easements that limit usable area
- Boundary disputes or encroachments
- Off-site utility extensions or tap fees
What to keep in mind:
Due diligence isn’t just about checking boxes; it’s about understanding the real-world feasibility of your project on that site. You need to verify utility access, stormwater drainage capacity, environmental conditions (especially if the land was previously industrial or agricultural), and physical constraints like slope or soil type. The earlier these are uncovered, the easier it is to walk away or renegotiate terms.
How We Help:
We guide you through a comprehensive due diligence checklist, from zoning research and floodplain analysis to working with engineers and city planners. We make sure you know exactly what you’re getting before you buy.
Mistake #2: Not Understanding Zoning Regulations
Why it happens:
Zoning is one of the most misunderstood areas of land acquisition. Some buyers assume that “commercial” zoning gives them free rein when, in reality, the definition of “commercial” can vary dramatically depending on local ordinances.
What it can cost you:
A buyer might close on land thinking it’s suitable for their business or development plans, only to find out it requires a lengthy and uncertain rezoning process. Even worse, their intended use might not be permitted at all.
What to keep in mind:
Each municipality has its own zoning categories, subcategories, overlay districts, and permitted-use tables. If you plan to rezone, consider the time and risk involved, including potential opposition from neighbors or planning staff.
Reviewing future land use maps, which may signal upcoming zoning shifts or comprehensive plan goals that could support or hinder your intended project is essential.
How We Help:
Our local expertise in Tulsa’s zoning laws gives you a major advantage. We research current zoning and future land use plans and help you determine if your project is feasible or recommend better-suited sites.
Mistake #3: Ignoring Infrastructure and Access
Why it happens:
Some parcels of land may appear ready for development based on location or price, but they lack essential public infrastructure. This is especially common in edge-of-city areas, transitional corridors, or rural-urban fringe zones.
What it can cost you:
Extending water, sewer, or electrical service can be expensive and time-consuming. Some rural properties may require private wells and septic systems with their own permitting processes. Without adequate drainage, the city or county may require the construction of detention basins, culverts, or storm sewer systems.
What to keep in mind:
It’s critical to confirm the availability and location of:
- Water lines (and their size/pressure)
- Sanitary sewer lines and lift station access
- Stormwater discharge options
- Electric and natural gas
- Broadband or fiber (for certain users)
Also, ask about connection fees, impact fees, or development fees that may apply. These hidden costs can affect your development budget more than the land price itself.
How We Help:
We evaluate every site’s infrastructure so you understand what improvements may be required and how that impacts your timeline and budget. We often connect buyers with trusted civil engineers or utility providers to explore solutions early on.
Mistake #4: Overpaying for Land
Why it happens:
Land doesn’t trade as frequently as built commercial properties, so comps can be hard to find. Sometimes buyers use superficial comparisons based on acreage, visibility, or proximity to highways or retail centers without considering deeper value drivers.
What it can cost you:
Overpaying for land can reduce your project’s profitability, make financing harder, or price you out of future phases of your plan.
What to keep in mind:
Land value should be tied to more than location. You should evaluate:
- Highest and best use potential
- Density or floor area ratio (FAR) limits
- Development yield (how much usable square footage you can actually build)
- Market demand for your intended product type
- Timing of infrastructure and permitting hurdles
A flat, well-located piece of land that can support 100,000 square feet of industrial warehouse is a very different asset than one that requires $400,000 in site prep to support 30,000 square feet of retail.
How We Help:
We do the homework, analyzing comps, trends, and potential upside. Whether you’re buying raw land or a high-visibility corner lot, our team ensures you’re making a financially sound decision.
Mistake #5: Overlooking Future Development Plans
Why it happens:
Buyers tend to focus on the parcel in front of them and what’s nearby today. But commercial land investments play out over years, not months. What’s coming to the area in 3, 5, or 10 years matters just as much as what’s there now.
What it can cost you:
Future changes in traffic patterns, nearby land use, or infrastructure could either greatly increase or decrease the value and viability of your site.
What to keep in mind:
Cities like Tulsa, Broken Arrow, and Owasso regularly update comprehensive plans, transportation initiatives, and capital improvement programs. Reviewing these can give you insight into the following:
- Planned road expansions or traffic flow changes
- Future retail or industrial development nearby
- School district changes that affect demographics
- Planned utility corridor extensions
- Public transit developments or tax increment financing (TIF) districts
Understanding where growth is headed, not just where it’s been, can help you make much more strategic decisions.
How We Help:
We stay plugged into local planning and development. Our team often hears about projects before they hit the news, giving you a leg up on long-term strategy.
Buying Commercial Land is a Big Move, Let’s Make Sure It’s the Right One
With the right team on your side, buying land isn’t just a transaction; it’s a smart, strategic decision. At Daniels Greer Commercial Real Estate, we’re committed to helping you find land that makes sense for your project, your budget, and your long-term goals.
Whether you’re a first-time land buyer, a seasoned developer, or a business looking to build your next location, we’re here to help you:
- Identify the best sites in Tulsa and surrounding areas
- Avoid costly mistakes and development surprises
- Make a confident, informed decision backed by expert guidance
Ready to start your land search? Let’s talk.
Call us today at (918) 740-1015, or visit https://www.danielsgreerrealestate.com/ to learn more about how we help buyers like you make smart real estate decisions across Tulsa and beyond.
We’re not just here to help you find land.
We’re here to help you find the right land.