A parcel can have great acreage, a great price, and great views — and still be effectively worthless if you can't legally get to it. Access is one of the most overlooked issues in raw land purchases, and it's one of the first things to verify before you get emotionally attached to a property.

Most Townships Require Frontage on a Public Right-of-Way

Local zoning ordinances in most NJ municipalities require a lot to have a minimum amount of frontage on an improved, public road before it's considered a legal building lot. A parcel that's landlocked — with no direct frontage on a public road — typically can't be built on unless it has a recorded easement providing legal access across a neighboring property.

Not All Easements Are Created Equal

An easement that's been used informally for years — sometimes called a prescriptive or "handshake" easement — is not the same as a recorded, deeded easement that runs with the land. Only a properly recorded easement reliably protects a buyer's access rights and survives a future sale of the neighboring property. A title search and a review of the recorded deed are the only ways to confirm what access rights actually exist.

Shared Driveways and Private Roads Carry Their Own Risks

Land served by a shared driveway or private road often comes with a maintenance agreement — or the absence of one. Before buying, check whether there's a recorded agreement spelling out who's responsible for upkeep, snow removal, and repairs, and whether it's enforceable against future owners.

Utility Access Is a Separate Question From Road Access

Legal road access doesn't guarantee utility access. Confirm separately whether electric, and where relevant, natural gas or cable, can reach the buildable envelope of the lot — and get a rough cost estimate for extending service if it doesn't already run to the property line.

Access Issues Are Fixable — But Only Before You Close

Many access problems can be resolved by negotiating and recording an easement with a neighboring landowner, but that's a negotiation you want to complete — or at least have firmly in hand — before closing, not after. Once you own the land, your negotiating leverage with a neighbor changes significantly.