Searching For a Home Site
It seems like every time someone calls me about buying land to build a house on, they have read vague or exaggerated comments about the property online that a seller or real estate agent has entered into the Multiple Listing Service. The descriptions sound good and might attract a potential buyers interest, but what really matters seems to be left out of the description. That is one reason buyers should consult with an agent with experience in land, development, zoning, and new construction. I have over 35 years experience in all of those.
So today when I received another email from a potential buyer asking me about a couple building lots in Loudoun and Clarke counties in VA. It took me less than an hour of research to determine that neither lot would match the criteria they were looking for.
Lot #1 was rugged and steep with multiple rock outcroppings. Soil ratings weren’t very good, so finding a drain field site would be difficult. A creek crossed the entire property which added flood plain concerns, as well as restrictions in the riparian areas. The lot was landlocked, and access was by a narrow easement across another owners property. Getting power and a road across could be a problem. Getting construction vehicles in and and would also be a problem. Also, due to zoning, removing trees is restricted. Property was also in an open space easement. Those factors were enough to help this buyer make a decision whether or not he wanted me to do further research. He didn’t, and passed on that lot.
Lot #2 was also a mountain lot. Description online focused on views of the mountains and potential to subdivide. I was asked to research that lot as well. The views and chances someone might be able to divide it into two lots means very little to me. I pulled up the lot, and was already familiar with the area. This lot was also somewhat difficult to access, but not impossible. It would also have the difficulty of getting concrete trucks, bulldozers, well drilling rigs, and other construction vehicles in and out. That’s something many people forget to evaluate when looking for land to build on. But the main problem was, there is no drain field sites on the property, and chances of finding a good site plus a reserve site would be low. Another obvious problem was, there was an existing access easement all the way across the front of this lot that interfered with about 5 of the 25+ acres that served some neighbors house and other property. At this point a buyer needs to ask themselves if they want to have neighbors as well as their friends and relatives driving back and forth across their front yard 24 hours a day seven days per week? The easement is there, and there is nothing you can do to interfere with it.
The topography was mostly steep slope, with limited amount of level areas where you could build. The next item I checked was well sites. The health dept records showed several of the surrounding properties had 2 to 3 wells drilled on them. That usually indicates that the original wells weren’t drilled deep enough, and/or those wells had gone dry and a new well needed to be drilled. Many wells in that area are 600’ to 1000’ deep in order to produce enough water to support a house. When you drill 1000’, well costs can be double than the norm. Larger pumps are needed, check valves, more water and electrical line, etc. Plus the price being asked for this property was way too much in both the buyers and my opinion. The buyer passed on this one as well.
It’s never good to rush when searching for a home site. An experienced agent like myself can usually provide enough information about a property to help a potential buyer make a decision to research further, or pass and keep looking for one that suits your home needs.
