3 More Questions Every Church Should Ask Before Buying a Property
Author: Aaron Mills and Heather Gapik
November 29, 2025
Buying real estate for a church is one of the most significant decisions a congregation will ever
make. It’s not just about finding a building—it’s about securing a long-term home for worship,
ministry, community outreach, and future growth. Too many churches rush into a purchase only to
face costly surprises later.
After helping dozens of churches acquire or sell properties across Southern California, we’ve seen
the same regrets repeat themselves. The good news? Most of those regrets can be avoided by
asking critical questions before you ever sign a contract.
1. Is This Property Truly Usable “As-Is” for Religious Assembly?
Zoning sounds boring—until you discover the building you love is not legally permitted for religious use.
Many municipalities treat churches, synagogues, temples, and mosques as a unique land-use
category. Even if a property is zoned for “assembly” or “institutional” use, it may not automatically
allow religious worship. Common hurdles we see:
- Special Use Permits or Conditional Use Permits required
- Restrictions on hours of operation or number of weekly services
- Parking ratios that are impossible to meet (some cities require 1 space per 3–5 seats)
- Limitations on signage, youth events, or feeding ministries
- Historic overlay districts that prohibit exterior changes (like adding a steeple or cross)
Action step: Before you fall in love with a property, have a zoning attorney or experienced church
real estate specialist (like us) pull the municipal code and confirm religious assembly is either
permitted by right or has a clear path to approval. One church we worked with saved $1.2 million by
walking away from a “perfect” former theater that would have required a two-year (and uncertain)
rezoning battle.
2. Can This Building—and Site—Grow With Our Vision for the Next 20–30 Years?
Churches often buy based on today’s attendance and budget, not tomorrow’s calling. Ask yourself:
- Master planning: Is there enough land (or air rights) for future phases—additional worship seats, a family life center, school, parking deck, or housing for seniors/missionaries?
- Sanctuary size vs. multiple services: Many growing churches regret buying a 400-seat sanctuary when running three services burns out staff and frustrates families.
- Children & youth space: Classrooms built for 50 kids rarely work when you hit 150.
- Parking: The #1 complaint we hear post-purchase. Banks typically lend based on appraised value, not future parking needs. One extra acre of land now can save you from buying the neighbor’s house later at a premium.
Real-life example: A church purchased a beautiful 10-acre former school with a 750-seat auditorium.
Five years later they were landlocked—no room to add parking or a gym. They now lease portable
classrooms and park cars on grass after rains. Proper master planning upfront would have pointed
them toward a less “pretty” but expandable 18-acre parcel two miles away.
3. Are We Buying a Building…or Inheriting a Financial and Emotional Liability?
Old churches, closed big-box stores, and vacant schools can look like gifts from heaven—until the inspection reports come back.
Common (and expensive) surprises:
- Deferred maintenance you can’t see: Roofs, HVAC (especially in large sanctuaries), and underground utilities
- Environmental issues: Asbestos in 1970s-era buildings, underground oil tanks from old furnaces, Phase I environmental reports are non-negotiable
- ADA compliance: Ramps, elevators, restrooms, and signage add up quickly
- Sound & technology infrastructure: Retrofitting a 1980s sanctuary for modern AVL can easily top $300,000–$500,000
- Utility capacity: Older buildings often lack the electrical service needed for contemporary worship lighting and sound
One congregation bought a former movie theater for $1.4 million, celebrated the “bargain,” then
spent another $1.1 million bringing the building up to code and making it feel like a church instead of
a cinema. Total cost: $2.5 million—far more than a purpose-built option would have been. But it’s a
beautiful space and is serving the community well.
Final Thought: This Is a Spiritual Decision Wrapped in a Business Transaction
Pray. Seek wise counsel. But also do the homework. The Bible tells us to “count the cost” before
building a tower (Luke 14:28). In 2025, that means blending faith with due diligence.
If your church is even thinking about buying, relocating, or expanding, start with these three
questions. Better yet—bring in advisors who have walked this road with other congregations. A few
months of careful evaluation now can spare you decades of regret later.
We’re here to help you ask the right questions and find the right property—one that doesn’t just meet
today’s needs but becomes the launching pad for the ministry God has planned for your next
generation.
Ready to talk about your church’s future home?
Reach out today for a no-pressure conversation. We only work with churches, and we’d love to serve yours.
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