Buying Land

[Emerald]

I'm seriously considering buying land with the intention of building a small home (see my tiny home thread). There is no real deadline. I'd like to purchase the land first (ideally pay in full), then build at a later date.

What do I need to know? What't the best way to approach this? I've never bought land or built a home before. Possibly I have lost my mind.

[bjl584]

Well, depending where you buy you will want to check the zoning laws to make sure that you can build what you want on it. You will also want to check to make sure that the piece of land you are buying isn't designated as some sort of landmark/historical site/wetland. Also, make sure that their aren't any back taxes on it and make sure that you will be buying the mineral rights with the property.

[phantom]

I'd like to second the advice about making sure the land isn't classified as a wetland (or anything else that would stop you from building). I have a neighbors who bought a new construction home from a builder. When they started to clear some of the brush and trees out of the backyard, the EPA showed up and told him he couldn't because the land he was clearing was a protected wetland. We're talking about approximately half an acre of seemingly dry land in the middle of a mostly developed neighborhood that they owned but were not allowed to do a thing with. They did get someone to retest the land, and testing showed that less of the backyard was a wetland than the last time it was tested, but there is still a large portion that can't be touched. Then there's this story that is similar, but scarier.

I don't want to scare you out of your idea of buying some land and building a small home because it sounds like a cool idea. Just do as much research as you can in advance to be sure you'll be able to do what you want to do with the land. Unfortunately, you can't assume that land can be developed just because common sense says that it should be fine.

[Nightfly]

Visit the municipal center or city hall for the township or governmental area where the land is located. Research the zoning (as mentioned) but also deed history if one exists, lot borders, etc. If there was a previous owner, find out why they are selling and maybe do a little background research on that owner. If no owner, you're kind of working on a blank slate which might cause problems. Is the land on former or present Native American land? Something else to consider.

Are you thinking about living "off the grid"? A reasonable dream - but if you want the utility hook ups, I've read that running electrical or sewer lines to lots that don't have these can be extremely expensive.

[humandraydel]

I actually have the same dream. My suggestion is to do a LOT of research - more than you can imagine. There are a lot of books, websites, and forums related to homesteading & alternative building. Also, probably the best thing would be to visit an intentional community to learn about the lifestyle and building methods. It's not crazy - it is very doable, but the lifestyle is not all a bed of roses and definitely not for everyone.

[mom-from-missouri]

verify or check to see what is underground. Is it over a buried pipeline, electric lines, fiber optic cable?? Does it have an easement and if so, how deep is it. Is it over a cave? Friends of mine couldn't built where they wanted because of a large cave that showed up when they started to dig the basement....

In our area, if it iz zoned farm land, you can not build on less than 20 acres.

School district, waterlines and rates, where would your electric come from and their rates. tax rates?? Is it in an area that has fire department coverage? Our side of the road has fire coverage, accross the road they have NONE.

What was on the land in the past?? Anything with chemicals that could be in the soil??

What is the water table? Could you build a basement if you wanted to or would it be wet?

Zoning--could you do what you wanted to such as build a barn or garage, put up a windmill or radio tower or dish, plant a garden, dig a well, park more than 2 cars outside (yes, next county over has a limit of only 2 vehicles in the driveway overnight)...

Talk to neighbors. What do they do on their land--anything that will keep you up at night or that you are allergic to? Are they a large hog farmer or a flower producer for a floral shop that has a pollen you are allergic to?

Are you in a flight path for an airport?? My last home was in direct line with an airforce base who often took pictures off my walls--had to put in special wall anchors to keep them hanging....

How close to the doctor, hospital, library.....

what does the local water taste like?? I have had bad water in the past that required us to have to buy bottled water. That is expensive after a few years.

How far to your work??

Is there a school bus route?? My old town only picked up students who lived over 5 miles from the school--others had to walk or provide their own transportation.

[Like2Plan]

If you don't have sewer available, you will have to do a perk test to see if you can put septic in.
Would you be able to use city water or will you have to dig a well? If so, how deep will you have to go?
What are the taxes like on the land?
The advice I received was not to buy the land until I was ready to build because so much can change. In the meantime, the land is going to cost you even if it's paid off completely. Depending on where you are, property taxes could cost you a pretty penny.

[kv968]

I'd like to second the advice about making sure the land isn't classified as a wetland (or anything else that would stop you from building). I have a neighbors who bought a new construction home from a builder. When they started to clear some of the brush and trees out of the backyard, the EPA showed up and told him he couldn't because the land he was clearing was a protected wetland. We're talking about approximately half an acre of seemingly dry land in the middle of a mostly developed neighborhood that they owned but were not allowed to do a thing with. They did get someone to retest the land, and testing showed that less of the backyard was a wetland than the last time it was tested, but there is still a large portion that can't be touched.

I'm sure zoning laws and the such would be a more likely problem than it being classified a wetland but you want to make sure as phantom said.

Many years ago, the ex and I were looking for a house. We found one that we both were interest in and I, in particular, liked the fact that there weren't neighbors too close by. However I was concerned since there was an undeveloped tract of land right next to the property and I was worried that a developer would come in and the next thing you know I'm living next to a 100 home development.

The RE agent said, "Don't worry about it, that section of the property is deemed to be 'wetlands'." Now I'm no surveyor, but when I looked at it, I saw land but no wet. She then pointed out a slight indentation that I guess would hold some water if it rained and said that was part of what constituted it being classified as such. At first it seemed good to me since it meant that no one could build on the land so my fear of living next to a muli-plex was abated. However I also started to wonder if I'd run into problems if I decided to even dig a hole or something.

We didn't end up buying that house for other reasons so I don't know if it ever would have posed a problem but it is something to look for since what you see and what it actually is classified as may be two different things.

[Jack2012]

Well, first of all to build a home is not that simple... you have to have an engineer, a project and all that. When you decide to start the construction, you will have to have staff and people to take care of the details when you're not there.... then you have to plan what you will need, how much you will spend... so it's a big thing! but if you try to plan yourself, calculating everything you will need and all... with the help of one engineer or architect the things get better!! wish you luck!