With Land or Without: Here’s How to Start

If You Don’t Have Land Yet

Finding the right piece of land is one of the most important steps in your home-building journey. A low price might look attractive at first, but in our region — especially western North Carolina — the true cost to build can double, triple, or even quadruple if the land isn’t truly buildable. Here’s what to look for before you buy.

Step 1: Get a Professional Review

If you’ve found a parcel, share the parcel ID and county with us. We’ll run it through GIS mapping and check:

·       Elevation markers

·       Flood zones

·       Protected/mountain areas

·       Buildable space vs unusable terrain

This helps you avoid falling in love with a piece of land that may be unbuildable or cost prohibitive.

Step 2: Use Multiple Contingencies in Your Contract

Always protect yourself when making an offer. We recommend at least two to three contingencies:

1. Due Diligence Period (30–45 Days):

It gives you time to verify clear title, estate issues, seller intent, site feasibility and whether the property and build will fit within your budget.

2. Septic/Percolation (PERC) Test Contingency:

Most rural properties will require a septic system.

The contract should state the land must pass a successful percolation test for the size of home you plan to build (2–4 bedrooms).

Pro tip: Don’t put an expiration date on this contingency.

What is a PERC Test

3. Financing Disclosure:

If you plan to use a construction-to-perm loan, disclose it.

Lenders typically finance both the land and the home together, which requires more documentation.

Sellers appreciate knowing this upfront, and it protects you during the financing process.

Step 3: Think Beyond the Price Tag

Cheap land isn’t always a deal.

Clearing, grading, driveway access, utilities, and retaining walls can add tens of thousands to your build.

Our role is to help you weigh land cost plus build cost, so you don’t end up over budget.

If You Already Own Land

Great news — owning land puts you one step closer to building your home. Before we can break ground, here are the key steps to make sure your property is ready for construction.

Step 1: Site Evaluation

Confirm your lot is suitable for the home design you want.

We’ll review slope, soil stability, access, and usable buildable space.

Step 2: Septic, Well, and Utilities

First, verify if county or city water and sewer connections are available.

If public utilities are not available, you’ll need:

A PERC Test to confirm the property can support a septic system sized for your home (2–4 bedrooms, etc.).

A well permit if there’s no access to public water.

We’ll help coordinate these steps so you know what’s required before moving forward.

Step 3: Permits & Approvals

Each county has its own permitting process.

If your land is in a subdivision or HOA, additional approval may be required.

Step 4: Site Prep & Budgeting

Typical costs include clearing trees, grading, building a driveway, and bringing in utilities.

We’ll help you evaluate these costs early, so your project budget stays on track.

Step 5: Match Your Home Plan to Your Lot

The design of your home should complement the land, not fight against it.

We’ll review your property and recommend plans that maximize its strengths and natural features.