Wouldn't it be wonderful if the first plot of land you visited was the perfect match for you. No doubt this will happen to a lucky few. For the rest of us the process is long, sometimes fun and sometimes frustrating. Never settle for the first plot, always look around and compare. This section provides many great tips that will save you significant time, money, and frustration.
Finding the right location isn't always easy. One of your first considerations should be: how far do you want to be from your current location and your place of work? Is this going to be a weekend/holiday home or a permanent full-time residence? If it is a holiday home then you need to consider how long it will take you to get there, you probably wouldn't want to drive more than two hours each way every weekend. Your budget will also determine where you will be able purchase land; the more expensive land will be closer to bigger cities and towns.
If complete isolation is what you seek, and nary a neighbor you want to see, then buy no less than 5 acres. Remember that you have to pay taxes even on vacant land, so make sure that you can afford all of those extra acres that you may decide to buy.
It probably wouldn't surprise you to know that the majority of people would love a valley view, water features and a lakeside location. A desirable the view will cost more! Sometimes you may need to compromise, picking one or two 'must-haves' and leaving some degree of flexibility in your choices. When walking the land look for a natural spring. It will be indicated by a lush green surrounding, natural spring water will keep grass and vegetation green in winter. If you find a spring you can design a pond or stream after you buy it.
You may have worked with many different Real Estate brokers in the past when looking to buy or rent a home. You need to find out how much experience your real estate agent has with land, many specialize only with homes.
There is a big difference between selling land compared to a home. Many agents know nothing about the land that they are selling and rely solely on parcel surveys for reference. Talk to your realtor first and find out if they have walked the land in person. Land deals require much more research. Real estate agents do not make much money from a land deal. Ask about a buyer's agent agreement to protect your rights in the final contract signing. Disclosure of past issues with the land is a shady area. Ask many questions, get details before committing.
By using satellite imagery and GIS maps you can view potential plots without leaving the comfort of your home. Many parcel listings sound amazing on paper e.g.: 'build you dream home here, undisturbed woodlands' and 'what a great location to build, with nature all around' or 'the last parcel in a very desirable sub-division, complete with stone wall near a beautiful stream', another favorite is 'possible mountain views with some clearing'! We have saved ourselves huge amounts of time by going online and using free services such as: Google Maps, Yahoo Maps, and Local County GIS mapping databases. Ask your realtor for the exact address of the parcel and then view any maps and satellite imagery of that area online. You may be amazed to find that the parcel that has 'nature all around' is in fact located next to a huge power easement or railroad tracks or even near a landfill!! Save yourself time and disappointment! A little homework saves a lot of legwork.
If you have neighbors nearby, try and talk to them. Not just the immediate ones, but those that live on the same road too. They may tell you about any problems they may have had with any of your potential new neighbors! Google your neighbors, see if their names come up! Talk to the owners of the local shops and post offices. Eat in the closest diner to see what the locals are like. Find out at much as you can to ensure you are making a well informed land purchase
Research the geological features located on the parcel, such as rock structure, rivers and floodplains. Many realtor listings won't talk about areas such as wetlands and floodplains, as many will not know of their existence (especially if they haven't gone to walk the land in person). Wetlands are often insect infested in the warmer months; in general, you will find it very difficult to obtain a permit to build on designated wetland.
Floodplains present different problems. In some cases you may obtain a special building permit and insurance that enables you to build in a floodplain. Beware though, that floodplains don't necessarily become saturated every year. You may come across a one hundred-year floodplain; this only floods once in every one hundred years. A fifty-year floodplain will flood once every fifty years etc. Just because you know the location for several years doesn't mean that it doesn't flood! Check with the local GIS surveys, these will outline the existence of any floodplains on your parcel.
It is interesting to note, that more recently floodplains are becoming more and more 'flooded' on a regular basis. Global warming perhaps?
Rivers are always another great feature to own, but in general you may not get planning permission to build next to it. Many local counties require that you build at least 100 feet or more away from the water.
Look into the elevation of the parcel and its orientation towards the sun. If you are looking to install solar, then you want to ensure that any elevation around you doesn't prevent you from an all-day, sunny, southern exposure.
Buying land does not give you the right to do what ever you would like on it. Some zoning requirements may not let you build a log home, add solar panels, wind turbines or a work trailer on the property. Some covenants even restrict you from pitching a tent. Check with local planning officers before you sign your contract. You should also use that opportunity to find out if there are plans to build any new major roads, supermarkets any that may take away from the privacy you seek. Some future construction plans may actually reduce the value of the property.
An easement allows another person to use your land for a specific purpose e.g. perhaps a power line. If an easement is mentioned in the deed, by law it must be respected, even if not currently in use. Be aware of their locations, as you will not be able to build structures or place fencing where an easement exists. If you disregard the easement or ROW and build, the town will make you tear it down, even if it is your house, be smart and check to avoid problems. A Right-of-way is an easement that will let other people travel across your property to access their own property. If you build too close to it, people may be driving across your front lawn to get to their house. Check ahead to avoid a costly situation.
Find out about the local shops and conveniences nearby. Ensure that you have clear access to main roads so that you won't be snowed in during the winter! Check to see if you have a local train and bus service to and from nearby towns or cities. Better infrastructure also provides more building resources and construction workers to be available to work on your project.
Take the opportunity to go and visit the parcel at different times of the day and in different weather conditions. You may fall in love the parcel in the mid-day sun and then consider it to be inhospitable on a dark, wet and damp afternoon. It always helps if you know the area well. We may not always have the good fortune of being able to visit parcels throughout the different seasons of the year. However you should try to educate yourself about the different areas in which you wish to purchase land several months prior to making any purchases.
Many parcels are not close to the sewage and water systems and will require that you install your own well and septic system. You may also find that there is no electricity running to your lot. These all are significant investments to keep in the forefront of your plans and budget. Some power companies will supply the first 100 feet of cable, after that its about $10 a foot, plus poles every 250 feet, and if you are really far back, you will require a pad transformer to be installed. If you choose to go above ground, pole to pole, the utility company will require 10' of clearing on both sides of the wire. That equates to creating a 20' wide cut into your property so that the trucks can service the poles properly. Most of that cost is on you. If you choose to go underground, all of the cost is on you, however then there is no need to cut in that giant 20 foot passage for them to access it. Weigh the options, both are expensive, you must choose one.
It certainly is nice to have a remote home in your own private mountain. You have to remember that building a driveway to get to your home can be a huge cost. Clearing, flattening out and putting a surface on a driveway (whether it be shale or cement), is not a cheap process! You may end up paying more for the driveway than the parcel itself.
Other expenses include: blasting away solid rock at the foundation site, the cost of building culvert if you have to cross any streams and the cost of putting water erosion measures to name but a few things.