Buying land in Alaska
Raw land can be a great buy or an expensive surprise. Here is what to check before you make an offer.
Six things to check on any lot
Every parcel is different. These are the questions we work through with land buyers, with links to the agencies that have the real answers:
1. Water (well)
Most rural lots need a private well. Ask neighbors and drillers about typical depths, and get the water tested.
2. Septic & perc
Alaska DEC regulates septic systems. An engineer may need to evaluate the soils and run a perc test. Borough code requires 100 ft from wells and water.
3. Legal access
Is there a recorded easement or right-of-way? Is the road public, in a Road Service Area, or private?
4. Easements & title
Read the title commitment and the recorded plat for utility, access and section-line easements.
5. Survey & flood
Find the corners, confirm the acreage and check FEMA flood maps. Building in a flood hazard area needs a Borough permit.
6. Power & gas
How far is the nearest line? MEA may require a line extension, with design, easements and payment, before it can serve a lot. ENSTAR gas may need a main extension.
Wells, septic and perc tests
Under Alaska DEC rules, a registered engineer, a certified installer or an approved homeowner can install a septic system. Soils within 25 ft of the absorption field must be classified, either with a lab sieve analysis or an engineer's evaluation, which may include a perc test. Since October 2023, a 24-hour notice is required before many systems go in, and documentation plus photos are due within 90 days.
In the Mat-Su, Borough code bans cesspools, sets a 1,000-gallon minimum tank for 1–4 bedrooms (plus 250 gallons for each extra bedroom), and keeps septic 100 ft from wells and water bodies.
Sources: ADEC: installing a septic system · ADEC: Documentation of Construction · MSB Code 8.25
Roads, driveways & easements
The Mat-Su Borough doesn't have areawide road powers. Roads are maintained through 16 Road Service Areas, and a new road has to meet the Subdivision Construction Manual before the Borough will take it over. A new driveway onto a Borough road needs a permit before you build.
Sources: MSB: Road upgrade options · MSB encroachment/driveway permit
Power & utilities
If there's no power next to the lot, MEA's process can include engineering, easements and permits, design, an agreement and payment before construction. ENSTAR natural gas is available only where there's a distribution main, and a main extension may be possible. Get these answers in writing before you close.
Sources: Matanuska Electric Association · ENSTAR main extensions
Paying for land
Land loans often work differently from home loans, and terms vary by lender and property. Some buyers use construction or lot loans, some pay cash, and some use seller financing. Talk with a lender early, before you're under contract.
This page is general information, not legal, financial or engineering advice. Confirm everything with the agencies linked here and your own professionals.
Land for sale now
Land listings from the Alaska MLS through our Real Geeks search.
KELLER WILLIAMS REALTY ALASKA GROUP
Properties of Alaska by HERO Realty Group
A team at Keller Williams Realty Alaska Group, 621 S Knik Goose Bay Rd, Wasilla, AK 99654 · Office 907-360-7448
Each office is independently owned and operated.
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Photo: Wooded acreage aerial, DaxMedia, Wasilla.