Introduction

There are numerous guides available on the subject of land selection, but our goal with this article is to provide a truly comprehensive and detailed resource for those seriously considering purchasing land for a custom home. This guide goes beyond the basic "three things to consider" approach and offers in-depth insights. We aim to continuously update this guide, incorporating new information as we encounter unique situations and challenges.

Land selection is one of the first and most impactful decisions in the home-building process. Unlike other choices that can be adjusted or reconsidered, the land you choose is a permanent commitment. In this guide, we will explore several critical factors to consider when evaluating different properties, ensuring you are well-prepared to make an informed decision.

Key Factors to Consider in Land Selection

Zoning and Land Use Restrictions

Zoning and land use regulations are critical aspects of land selection that can significantly impact your ability to build and the type of development allowed on a lot. Understanding these regulations will help you determine whether the property is suitable for your needs and ensure that your plans align with local laws.

The first step is to ensure the lot is zoned for residential use. This information is usually available in the property listing, or you can find it by searching the county or town’s interactive GIS map. These maps typically display zoning districts in combinations of letters and numbers, such as R-1, R-2, or RC-1.

Once you’ve confirmed the lot is zoned for single-family residential development, the next step is to check whether it meets the minimum lot requirements. Many towns in the Northeast, for instance, enforce regulations on size, length, width, and frontage. For example, if the minimum lot size in an R-1 zone is one acre, and your lot is smaller, you may not be able to develop the land without a variance. However, if your lot doesn’t conform due to just one or two criteria, you might be able to apply for a zoning variance and request relief. Whether or not you’ll receive the variance will depend on your local planning board’s approach. We recommend to consult a real estate lawyer or contact the town directly to understand your options before moving forward.

Local GIS maps can be very helpful in this process. They often compile information from multiple resources, allowing you to learn not just about zoning but also about ownership, topography, flood zones, and the presence of wetlands. Make it a habit to use the local GIS website to conduct your preliminary evaluations of any lot you're considering.

Lot size and shape can also impact your decision-making. A narrow and very long lot may become unbuildable if required side yard setbacks make it impossible to design a livable home. On the other hand, an oddly shaped lot might be overlooked by other buyers, lowering the purchase price and making it an attractive option.

Check for ADU Laws

Additionally, it’s worth checking with the local planning department to see if the municipality allows accessory dwelling units (ADUs) or is planning to allow them in the future. ADUs can provide extra income or meet your needs for additional space for family or friends.

Finally, consider any easements on the property. An easement is a legal right allowing one party to use another person’s land for a specific, limited purpose, such as installing utilities or providing access to neighbors. Easements can be permanent or temporary and often remain with the property even when ownership changes. Easements are usually shown on the property survey and are not necessarily a deal-breaker but should be considered as part of the evaluation process.

Environmental Considerations and Physical Properties of the Land

When selecting land for building, the environmental and physical characteristics of the property are just as critical as zoning regulations. Factors such as the land’s topography, vegetation, and flood risk can greatly impact not only the design of your home but also its long-term viability. Evaluating these aspects early on will help ensure that your project is both feasible and sustainable in the long run.

Topography, for instance, plays a significant role in land selection. In this context, topography primarily refers to the slope of the terrain. While most buyers tend to favor flat land, it’s important not to base your decision solely on the slope, or lack thereof. A moderate slope, for example, can serve as the starting point for design features, such as a terraced home or a walk-out basement. In addition, lots with a moderate slope are often located on hillsides, potentially offering better views. That being said, you might wonder how much slope is too much. If the site has a slope of more than 20%, specialized engineering might be necessary to address issues like complex foundations, erosion control, and the construction of retaining walls. Additional zoning and building code restrictions might also apply, which can limit or prevent construction in areas where the slope exceeds 20-25%. Therefore, don't be quick to dismiss land with moderate to steep slopes. If you need encouragement, take inspiration from one of the greatest houses ever built in the U.S., Frank Lloyd Wright’s Fallingwater.

When it comes to trees and other vegetation on the property, there are several key factors to take into account to make the most of their benefits while addressing potential challenges. Trees and plants can significantly enhance your property’s aesthetic appeal, sustainability, and overall value. However, they also require consideration in terms of site preparation, design, and long-term maintenance. Certain trees may need to be removed to make space for your house, while others could be incorporated into the overall design to create a natural and harmonious environment.

Another important factor to consider is the presence of wetlands on or near the property. Wetlands are areas where water either covers the soil or is present at or near the surface for varying parts of the year, including during the growing season. Wetlands may be permanently or seasonally flooded, resulting in ecosystems that support both aquatic and semi-aquatic plant and animal life. Wetlands are typically characterized by hydric soils, which are soils saturated with water, and the presence of water-tolerant plants. These areas are ecologically significant because they provide wildlife habitats, filter pollutants from water, control flooding, and store carbon, which helps mitigate the effects of climate change. For these reasons, wetlands are protected by law, but this does not necessarily mean that construction near or around wetlands is prohibited. What it does mean is that your project may require additional review from an environmental protection agency or, in some cases, the local planning board, to ensure that it won’t cause harm to the ecosystem.

Flood zones are another critical consideration when evaluating a property for construction. FEMA (Federal Emergency Management Agency) defines flood zones based on varying levels of flood risk. These zones help assess the likelihood of flooding and inform important decisions about building regulations, insurance requirements, and land use planning. High-risk flood zones, such as A, AE, V, and VE, typically require flood insurance if your mortgage is federally backed. They also come with more stringent building regulations, such as requiring structures to be elevated above the base flood elevation (BFE) to minimize flood damage. Moderate- to low-risk flood zones, designated as B, C, and X, generally do not mandate flood insurance by federal law. However, it is worth noting that even in these zones, flooding can still occur during heavy rain or flash flood events. If the property is located in a high-risk flood zone, be prepared for higher insurance premiums. Nonetheless, much like wetlands, being in a flood zone does not automatically disqualify the land from consideration. The purpose of flood zones is to assess risk, enabling you to take the necessary precautions if you choose to move forward with the property.

Finally, soil type is another essential factor when evaluating land. There are two key reasons why soil type matters. First, it impacts the bearing capacity of the soil, which determines the type of foundation you will need to support the structure. Second, soil type is important if you plan to install a septic system. In this case, you will need to conduct a percolation test (or perc test) to determine whether the soil is suitable for a septic system. Realistically, conducting these tests before closing on the land deal can be difficult due to time constraints, but they will be required before the design process begins.

Utilities and Infrastructure

Utilities and infrastructure are key considerations when evaluating land for building. Basic utilities include water, electricity, gas, and sewer. First, check if the property is served by municipal water and sewer systems, which can usually be found online or by contacting the town. If the property is not connected to these systems, you will need a well for water and an on-site wastewater treatment system (OWTS), also known as a septic system. The design and engineering of these systems will be managed by a civil engineer in coordination with your architect.

When visiting the site, observe whether there are nearby power lines or utility poles. If other houses are nearby, connecting to utilities may be less of a concern, though there will still be costs associated with bringing electricity to your property. Overhead cables are typically less expensive than underground lines, though underground lines offer better protection against weather-related outages. It is advisable to contact local utility companies early in the land selection process to obtain estimates for connection fees and installation timelines.

If the property is in a remote location far from traditional utilities, you might consider building an off-grid house. Off-grid homes operate independently of public utilities, using alternative energy sources and systems for electricity, water, heating, and waste management, providing a sustainable solution for remote living.

Making Your Final Decision

Making a final decision involves several steps, including site visits. Before visiting a potential property, complete your online research, and make note of any missing information that you can clarify by contacting the local municipality. This process can take anywhere from a few days to a few weeks, especially in rural towns where planning officials may work part-time. Bring a map or property survey with you to take notes during your visit.

What to Look for During a Site Visit: A thorough site visit is crucial for evaluating whether the property aligns with your vision and practical considerations. Focus on the following:

• High and Low Points: Identify any low areas where water may collect or cause drainage issues.

• Potential Views: Look for scenic views and use a compass app to determine which orientation you’re facing.

• Solar Exposure: Note which side of the lot gets the most sunlight.

• Natural Features: Take note of any trees, streams, or ponds that might serve as focal points in your design.

• Neighbors and the Nearest Town: If you see neighbors, ask them about their experience living in the area. Explore the nearest town to get a feel for the location.

• Take Time to Imagine: Walk the site and take a moment to imagine living there. While we’ve covered practical considerations, building a home is also an emotional endeavor—try to get a sense of whether it feels right.

Conclusion

When selecting land for building your custom home, it’s crucial to consider a range of factors that affect both the feasibility and long-term enjoyment of the property. Start by reviewing surface-level information such as zoning, lot size, and shape, and ensure the land complies with local regulations. Next, consider the topography and environmental factors like wetlands, flood zones, and soil type, as these will impact the design and cost of construction. Utilities and infrastructure are also essential, particularly if the land is remote, as off-grid solutions may be required. Finally, a thorough site visit allows you to assess the property firsthand, observe the key physical properties and get a feel for what it would be like to live there.

This guide provides an overview of the key factors involved in the land selection process. While we’ve aimed to be as thorough as possible, it’s important to recognize that each property is unique, and specific criteria may apply to individual lots. Moreover, this is general advice—your home is personal, and your preferences will play a critical role in your decision-making process. If you’re seeking expert advice on land you’re considering, schedule a call with one of our professionals, and we’ll guide you through the process with tailored insights.