Montgomery land and lots

Land and Lots for Sale in Montgomery, AL

Buying a lot is a different animal than buying a house. There's no inspection report telling you what's wrong. The questions are about the dirt: who controls it, how you get to it, where water and sewer come from, and whether you can build what you have in mind. I help you get those answers before you're locked in.

Ask me about a lot See land for sale
Aerial view of downtown Montgomery, Alabama along the Alabama River
Montgomery, Alabama from above Montgomery, AL · Carol M. Highsmith, Library of Congress
City or county?Inside city limits, the City of Montgomery sets zoning. Outside, county and health department rules take over.
Sewer or septic?No sewer at the road means a septic permit from the Montgomery County Health Department.
Flood zone?Pull up the FEMA flood map for the exact parcel before the view sells you.

Live MLS listings

Land and lots for sale in Montgomery right now

These listings update straight from the MLS. Acreage, lot lines, and utilities on any listing are what the seller reported, so treat them as a starting point. Before you write an offer, I pull the county parcel record, zoning, and flood map for that exact lot and tell you what still needs an answer.

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238 Featured Properties Available

Start here

First question: is the lot in the city or the county?

Montgomery County is a patchwork. Some land sits inside the City of Montgomery, some is in other towns like Pike Road, and a lot of it is unincorporated county land. Which one your lot falls in decides who you call about zoning, permits, roads, and utilities. Don't go by the mailing address. A Montgomery address can sit outside city limits.

Inside the city, the Land Use Division handles zoning, subdivision plats, and zoning verification letters, and the city's GIS viewer shows the zoning on each parcel. The city's subdivision rules also reach into its police jurisdiction, the band of land just past city limits.

Out in the unincorporated county, the County Engineer reviews new subdivision plats, and the health department decides lot size where septic is involved. The county's rule for subdivisions outside any town's jurisdiction that use septic has been at least one acre and 100 feet of road frontage per lot. Rules change, so I confirm what applies to the parcel you're looking at.

Utilities

Sewer, septic, water, and power

A cheap lot can get expensive fast if utilities aren't at the road. Find out before you buy, not after.

Sewer or septic

If a public sewer line is close, ask the Montgomery Water Works & Sanitary Sewer Board what it takes to connect and who pays to extend the line. If there's no sewer, you'll need a septic system. Alabama law requires a permit from the county health department before one goes in, and that starts with a site and soil evaluation. Poor soil can mean a pricier engineered system or a lot that won't qualify at all.

Montgomery County septic permits

Water and power

Find out whether public water is at the road or whether you'd be drilling a well. Then ask the power company where the nearest line is and what it costs to bring service to where the house will sit. On a long driveway, you can end up paying for every pole and every foot of line.

Get it in writing: A seller saying "sewer's available" isn't the same as an answer from the utility. I ask for the utility's confirmation during your due diligence period.

Before you make an offer

Road access, surveys, and restrictions

Alabama is a buyer beware state, so the job of checking falls on you. These three come up on almost every lot.

01

Road access

Make sure the lot touches a public road or has a recorded easement. A lot you reach across a neighbor's land on a handshake deal is a problem waiting to happen. Also ask who keeps up the road. The county only takes over subdivision roads that were built and platted to its standards.

02

Survey

Listing acreage and county map lines are estimates. A boundary survey from a licensed Alabama land surveyor shows the real lines, easements, and anything crossing them. If you plan to split the land later, the city and county both require plats drawn by a licensed surveyor.

03

Restrictions

Covenants, HOA rules, and deed restrictions can limit house size, building materials, fences, outbuildings, animals, and manufactured homes. They're recorded in Montgomery County. Your title search should pull them, and I go through them with you before your due diligence period ends.

Look up parcel lines, ownership, and tax records through the Montgomery County Revenue Commissioner's mapping office.County GIS and parcel maps

Flood and drainage

Check the flood map before the view sells you

Montgomery sits on the Alabama River, and creeks like Catoma Creek wind through parts of the county. Low, pretty land near water is exactly where you need to look closest. Here's what I check:

  • The flood zone for the exact parcel on FEMA's Flood Map Service Center, which the City of Montgomery links to from its flood map page.
  • If part of the lot is in a mapped flood hazard area, the city requires a floodplain development permit before any filling, grading, or building there.
  • If the house you build lands in a high-risk flood zone and you use a federally backed loan, your lender will require flood insurance.
  • Walk the lot after a hard rain. Standing water and washouts tell you things a map won't.
City of Montgomery flood map links

How I help

Buying land in Montgomery with me

My IT background makes me the guy who actually opens the GIS layers and reads the plat. Here's how a land purchase goes.

  1. 1
    Pull the records

    Parcel number, owner, acreage, taxes, zoning, and flood zone for the exact lot, before you fall in love with it.

  2. 2
    Write an offer with time to check

    A due diligence period plus conditions for the survey, septic evaluation, utility answers, and your financing.

  3. 3
    Line up the right people

    A surveyor, a soil professional if you need septic, your builder, and a lender who does land loans.

  4. 4
    Close with title protection

    A title search, title insurance, and a survey that matches the legal description on the deed.

Paying for land

Financing and taxes on a lot

Land usually doesn't finance like a house. Talk to a lender before you write an offer. On taxes, vacant land in Alabama is generally assessed as Class II property at 20%, while farm and timber land can qualify for Class III at 10% and current use value. Once you build and live there, your home can move to Class III too. The Montgomery County Revenue Commissioner can tell you how a parcel is classified.

CashThe simplest path. Sellers like it, and you avoid a lender's appraisal and approval timeline.
Lot or land loanMany banks and credit unions make them, usually with a bigger down payment and shorter term than a home loan. Terms vary a lot from lender to lender.
Construction-to-permanent loanIf you're building right away, one loan can cover the lot, the build, and the mortgage. Ask a lender who closes these regularly.

Keep reading

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Land and lots FAQ

What Montgomery land buyers ask me

How do I know if a lot in Montgomery is inside city limits?

Check the parcel on the City of Montgomery's GIS viewer, or ask the city's Land Use Division for a zoning verification letter. A Montgomery mailing address doesn't guarantee the lot is in the city. I check this on every lot before you make an offer, because it decides whose rules apply.

Can I put a septic system on any lot in Montgomery County?

No. Alabama requires a permit from the county health department before a septic system goes in, and that starts with a site and soil evaluation. Some lots need a bigger engineered system that costs more, and some won't qualify at all. Make that evaluation a condition of your offer.

Do I need a survey when I buy land in Montgomery?

I recommend one on almost every land purchase. Listing acreage and county map lines are estimates. A boundary survey by a licensed Alabama land surveyor shows the true lines, easements, and anything crossing them, and your title company may need it for full title coverage.

Can I get a loan to buy a lot in Montgomery?

Yes. Many banks and credit unions make lot and land loans, usually with a bigger down payment and shorter term than a home loan. If you plan to build soon, a construction-to-permanent loan can cover the lot and the house together. Talk to a lender before you write an offer.

Your next step

Found a lot you like? Let me check it first.

Send me the listing or the address. I'll pull the parcel record, zoning, and flood map and tell you what questions still need answers. Call, text, or email.

Britt Dowling, REALTOR® Broker Associate, Real Broker, LLC · License 000123826
  • 40 sales in 2025
  • Top 20 Agent, Montgomery MAAR MLS
  • 95 five-star reviews, 5.0 rating
  • Montgomery Chamber Ambassador
  • Board of Directors, Ezekiel Academy
(334) 530-3576 britt.dowling@gmail.com Contact Britt

This page is general information, not legal, tax, survey, or engineering advice. Rules, fees, and maps change, so confirm details with the City of Montgomery, Montgomery County, the Montgomery County Health Department, and your own attorney or surveyor. Listing information is deemed reliable but not guaranteed.