BBears Land Co

No Deeded Road Access

Selling Landlocked Land In Georgia

A landlocked parcel has no legal access to a public road — you may be able to walk in across a neighbor's field, but nothing in the deed records gives you the right to. That single issue keeps most retail buyers away, because lenders will not finance it and title insurers will often exclude access coverage.

Common Cause
Old family subdivisions and timber tracts with no recorded easement
Key Georgia Law
Private way petitions (O.C.G.A. § 44-9-40)
Other Remedy
Implied easement by necessity from a common former owner
Our Approach
We can buy as-is, without you securing access first

Physical Access Is Not Legal Access

Many Georgia owners reach their land on an old logging road or a neighbor's driveway that has been used for decades. If no easement is recorded, that permission can end when the neighboring land changes hands. Before pricing landlocked land, we check the plat, deed history, and county GIS for any recorded access.

Sometimes land that looks landlocked is not: a recorded easement can be buried in an older deed, or the parcel may touch an unopened county right-of-way. Our title review looks for those before we make an offer.

How Access Can Be Created In Georgia

If two parcels were once owned together and the split left one without access, Georgia courts may recognize an implied easement by necessity across the parcel that was carved away from it.

Georgia also allows the owner of landlocked land to petition the superior court for a private way across neighboring land under O.C.G.A. § 44-9-40. The court can grant a private way no wider than 20 feet, and the petitioning owner must pay the neighbor just compensation and bear the legal and survey costs.

Both paths cost time and money and can strain relationships with neighbors. Some owners pursue them before selling to maximize value; many prefer to sell as-is and let the buyer take on the access question.

Who Buys Landlocked Parcels

The most natural buyer is often an adjoining owner, who can combine the parcel with land that already has road frontage. We sometimes buy landlocked parcels with that in mind, or hold them for timber, recreation, or future access.

Because we pay with our own funds, there is no lender requiring insured access. Our offer accounts for the access issue honestly, and we explain how it affected the number.

How We Handle It

  1. Step 1

    Share The Parcel ID

    We map the parcel against roads, neighbors, and any recorded easements.

  2. Step 2

    Title And Access Review

    The closing attorney looks for buried easements or prior common ownership.

  3. Step 3

    As-Is Written Offer

    No survey or court petition required from you before we make an offer.

  4. Step 4

    Attorney Closing

    Close with a licensed Georgia attorney, with closing costs paid by us.

Closing typically takes 7–14 days after signing the purchase agreement, subject to clear title and attorney availability. You can choose a later date.

Common Mistakes To Avoid

  • Listing landlocked land as if it has road access — it can unravel at closing.
  • Spending on a private-way petition without knowing whether the added value covers the cost.
  • Overlooking an adjoining owner as a potential buyer.

Frequently Asked Questions

Yes. A cash buyer does not need a lender's approval, so a landlocked parcel can be sold as-is. The lack of access will affect value, and we explain how.

It can increase value, but a private-way petition involves court, survey, and compensation costs. We are happy to give you an as-is offer so you can compare.

Under O.C.G.A. § 44-9-40, a court-granted private way cannot exceed 20 feet in width.

This guide is general information about Georgia law and practice, not legal or tax advice. Bears Land Co is a land buyer; consult a Georgia attorney or tax professional about your specific situation.