<p>This study aims to critically examine governance gaps and land management realities in urban land management, with particular reference to Debre Markos City Administration. The Debre Markos City Administration Municipality Service Office was selected as a case study. A mixed research approach was employed, and data were collected through questionnaires and interviews from both public servants and service users. The data were analyzed using descriptive analysis. Based on the analytical framework of three core elements of good governance—transparency, accountability, and responsiveness—the study found that good governance practices in urban land administration were poor. In addition, the study identified various challenges to good governance arising from personal, administrative, and socioeconomic problems. These include the absence of innovative land registration systems, lack of monitoring and evaluation, inadequate institutional performance, and the absence of reward and punishment mechanisms. Overall, the findings reveal that due to a combination of these challenges, good governance practices in terms of transparency, accountability, and responsiveness remain weak in the study area. Such challenges impede people's access to quality services in urban land administration and undermine citizen trust in the government. Finally, the study recommends enhancing institutional capacity, ensuring consistent implementation of monitoring and evaluation, introducing innovative land registration systems, and taking corrective measures against wrongdoers.</p><p> .</p>