Opp, AL Land for Sale: 0.52 Acres with Paved Access & City Utilities
For buyers who want a small residential lot in town rather than a large rural tract, the key questions are practical: zoning, access, utilities, taxes, and whether the site can support the intended plan after local review.
LC26343 is a 0.52-acre vacant land parcel on Rosalie Ave in Opp, Covington County, Alabama. The listing gives a cash price of $11,900 and an owner-finance price of $18,000, with the parcel identified as 23-11-09-32-2-001-031.000.
The supplied data reports R-2 medium-density residential zoning, paved road access, and public water and sewer. Those are strong starting points, but they are not a buildability guarantee; confirm permitted use, setbacks, utility connection details, title, and site conditions before closing.
Property Snapshot
The listing package gives enough detail to begin a focused due-diligence review. Treat these as listing facts to verify against city, county, utility, and title records.
Places the parcel inside the city and county record systems used for zoning, taxes, permits, and utility questions.
Use this exact identifier when checking assessor records, GIS maps, taxes, and deed history.
A compact residential-lot size; setbacks, frontage, and usable area matter more than acreage alone.
Points to a residential use framework, but the City of Opp should confirm permitted structures and dimensional standards.
Helpful for residential planning, but legal access, road maintenance, and construction access still need confirmation.
Potentially reduces septic and well complexity, subject to provider confirmation, tap fees, capacity, and service location.
Low carrying cost as reported; verify the current tax status and any delinquency or special assessment with county records.
Cash and seller-financed paths have different costs, deed timing, and contract terms to review.
Area Setting: Rosalie Ave in Opp and Covington County
Opp is a city in Covington County, which means buyers should use both city and county sources during due diligence. The city is the first stop for zoning and development standards; the county is the first stop for tax and assessment records.
Parcel-specific facts supplied here put the lot on Rosalie Ave and identify it as a 0.52-acre vacant residential parcel. The legal and practical details that make a lot work, including frontage, setbacks, drainage, boundary lines, service taps, and easements, must be checked at the parcel level rather than assumed from general neighborhood context.
The listing's references to paved road access and public water/sewer are meaningful for an in-town residential land buyer. Still, buyers should ask whether service is already available at the lot line, what connection fees apply, and whether the road setup supports construction and long-term access.
Potential Uses and Buyer Fit
This is best viewed as a small residential land opportunity, not a farm, timber tract, or recreational acreage. Its strongest fit is a buyer who wants an in-town lot and is prepared to verify local rules before designing a structure.
Because the listing identifies R-2 medium-density residential zoning and public utilities, the parcel may interest buyers considering a primary residence, residential infill project, or future homesite. The word may matters: every use below depends on zoning interpretation, permits, setbacks, utility approvals, access, title, and any private restrictions.
- Single-family homesite, if R-2 rules, lot dimensions, setbacks, permits, and utility connections support the proposed house.
- Modular or manufactured housing only if allowed by the City of Opp and any recorded subdivision restrictions.
- Residential infill hold for a buyer who wants to secure a small lot now while completing survey, title, utility, and permit work.
- Adjoining-owner expansion or assemblage, if a neighboring owner wants more yard or future flexibility and all city and title requirements are met.
- Owner-financed land purchase for a buyer who values lower upfront cash requirements and understands the contract-for-deed terms.
Due Diligence Checklist Before You Buy
Use this checklist to turn listing facts into verified buyer information. Start with parcel 23-11-09-32-2-001-031.000 and keep written notes from each office, provider, or professional you contact.
Confirm R-2 zoning and permitted uses
Ask the City of Opp how R-2 applies to this exact parcel, including allowed housing types, minimum lot standards, setbacks, frontage, parking, and whether site plan review or a variance is needed.
Map the parcel and order boundary work
Compare county GIS, the legal description, and any available survey. Verify that the 0.52 acres matches the deeded land and that the usable area can accommodate your intended improvements.
Verify utility availability and costs
The listing states public water and public sewer. Confirm with the relevant provider whether service is at the lot, whether taps or meters are available, and what connection, impact, or inspection fees apply.
Confirm access and road status
The listing states paved road access. Verify that Rosalie Ave provides legal, public, and practical access, and ask whether construction vehicles can use the road and where a driveway may be approved.
Check taxes, assessments, and title
Use the parcel number with Covington County records to confirm the $44.00 tax figure, current ownership, any delinquent taxes, liens, special assessments, and deed history before relying on a warranty deed.
Review flood, drainage, and site conditions
Check FEMA flood mapping, local drainage patterns, slope, soil conditions, and any drainage easements before budgeting for a foundation, driveway, or utility trenching.
Search for private restrictions
No HOA or POA fee is supplied. Still, subdivision covenants, recorded restrictions, easements, or city requirements may affect housing type, placement, or use.
The City of Opp zoning ordinance and planning materials are the best official starting point for confirming what R-2 medium-density residential zoning allows and what development standards apply to this parcel.
Cash Price and Owner Financing
The listing gives a cash price of $11,900 and an owner-finance price of $18,000. The owner-finance option lists $2,000 down, 10% APR, and a $16,000 financed amount after the down payment. The supplied terms also state that financing is offered without a credit check or income verification.
Monthly options are stated as $339.95 for 60 months, $265.62 for 84 months, or $211.44 for 120 months. A separate $249 processing and origination fee is listed, and the terms describe a contract for deed with the deed transferred after final payment.
Financing can reduce the cash needed upfront, but it usually increases total cost compared with a cash purchase. Review the written agreement for payoff rights, default terms, taxes during the contract period, recording protections, and exactly when title transfers.
- Is the lower upfront cost worth paying the higher owner-finance price and interest?
- Does the contract allow early payoff without penalty?
- Who is responsible for taxes, maintenance, and any code or utility costs during the payment term?
- What happens if a payment is missed under the contract-for-deed structure?
- Will the seller provide a title commitment or other title evidence before the agreement is signed?
How to Compare This Lot With Other Alabama Land
For small residential lots, acreage is only one part of value. Compare this parcel on usable square footage, zoning fit, public road access, utility connection cost, flood and drainage risk, title clarity, and any private restrictions.
A 0.52-acre city lot with public water and sewer listed may be more practical for a home plan than a cheaper rural parcel that needs a well, septic, or easement work. The tradeoff is that city zoning, setbacks, and permit standards may be stricter.
If owner financing is a priority, compare the cash price, financed price, down payment, APR, monthly payment, term length, and deed-transfer timing rather than focusing only on the monthly payment.
Questions buyers may ask about this property and area
Bottom Line
LC26343 is not a large acreage play; it is a compact Opp residential lot with useful listing facts: 0.52 acres, R-2 zoning, paved road access, public water and sewer noted, low listed taxes, and an $11,900 cash price.
The appeal is convenience and clarity of starting facts, but the decision should turn on verification. Before putting money at risk, confirm permitted use, lot dimensions, utility taps, drainage and flood status, access, title, and contract terms if financing.
If those checks align with your plan, this could be a practical candidate for a residential buyer or investor comparing small city lots in Covington County.
Ready to Review LC26343?
Open the full listing to see the current status, seller details, image gallery, and next-step contact options, then use the checklist above before making a commitment.
Helpful LandCentury Resources
Use the related LandCentury links to compare Alabama land, browse vacant land, and review owner-finance land deals alongside this Opp parcel.
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