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Building a new home is one of the most exciting investments that you can make. While you might dream of floor plans and design details, the reality is that every home build starts with the land. As Delaware custom home builders, we have worked with many homeowners who fell in love with a property, only to discover later that the plot came with unexpected challenges, costs, or limitations.
Buying land isn’t just about location and price (although those are two very important factors!). It’s also about ensuring that the property can actually support the home that you want to build, without costly surprises along the way. If you are considering purchasing land for a new custom or semi-custom home in Delaware, our team can help you narrow down your options and make a smart choice.
At Carl Deputy and Son Builders, we build beautiful, timeless semi-custom and custom houses throughout Kent and Sussex Counties in Delaware and Maryland’s Eastern Shore. We can build your new home on your lot or on one of our properties. Reach out to talk to our design and construction team about your dreams for a stunning new home.
Have questions about building a home or making home renovations? Sometimes talking directly to an expert is easier than reading a post. Speak with a builder at Carl Deputy & Son Builders > (302) 284-3041
What to Consider When Buying Land for Your New House
When you make the decision to build a new home, your immediate focus will almost certainly be on the house itself. That is only natural, as it is the fun and exciting part of new construction. There are a lot of other details that you will have to consider, many of which aren’t quite as exciting. This includes figuring out where you want to build your house.
Below, we have outlined some of the things that you should consider before you purchase property for your new house. This guide can help you make a smart decision when it comes to buying land.
We also encourage homeowners to reach out to us early in the process so that we can help you choose land. As experienced Delaware custom home builders, we can help you evaluate a lot’s build potential and identify any red flags with the property before you buy. We can also estimate site development costs and ensure that your vision is realistic for the property. Our team can also connect you to experts who can perform the more in-depth testing that may be necessary before you purchase a plot of land.
Bringing a builder into the process early can save you time, money, and stress. We are happy to work with you to make sure that every aspect of your home build goes well, including the purchase of your property. Read on to learn more about what you should think about when buying property for your new home.
Location
Location is often the first thing that buyers think about when building or buying a home is location. When it comes to undeveloped land, however, it is important to look beyond aesthetics.
There are a few key factors to think about when looking at properties. You will want to consider proximity to work, schools, and amenities, as well as access to major roads and highways. You will also want to find out what you can about future developments planned for the area, neighborhood character, and property values.
In Delaware, you will find a wide range of property types, from coastal lots near the beach to rural farmland to suburban developments. Each comes with its own considerations that go far beyond how it looks.
Zoning and Land Use Restrictions
Next, you will want to confirm that any land you may purchase is zoned for residential construction. More specifically, it should be zoned appropriately for the type of home that you want to build.
When you find a plot of land, consider the following questions:
- Is the lot zoned for single-family residential use?
- Are there any restrictions on home height, style, or materials?
- Are there minimum square footage requirements?
- Can you build additional structures like garages or guest houses?
In Delaware, local zoning laws vary by county. The zoning ordinances in Kent County will likely be different from those in Sussex County. Reviewing county regulations carefully is essential to ensure that you are able to build the house you want on the property.
Utilities and Infrastructure
One of the largest hidden costs in purchasing land is often the expense of bringing utilities to the property. If the land is raw, then you might spend a considerable amount of money putting in water, sewage, electricity, and more.
For example, is public water and sewage available, or will you have to put in a well and a septic system? Is electric service already available on the road? What type of internet service is available in the area?
If utilities are not already available, you may need to budget for running electric lines, installing a septic system, and drilling a well. These costs can run into the tens of thousands of dollars, so it is important to fully consider what is and isn’t available at any property that you consider buying.
Lot Topography and Buildability
Not all land is created equal. A lot that looks absolutely beautiful might still present construction challenges.
There are a few things to watch for when evaluating land, such as steep slopes, irregular lot shapes, limited road frontage, and low-lying or marshy areas. If you need grading, excavation, or drainage solutions, it can significantly increase the cost of your build. Getting a builder’s opinion early in the process can help you understand whether a particular piece of land is truly “ready-to-build.”
Soil Conditions and Perc Testing
In Delaware, if your property requires a septic system, you will need to have a percolation (perc) test. This test determines how well the soil drains and whether it can support a septic system. If the soil doesn’t pass, you may be dealing with costly engineered septic solutions, limitations on home size, or even an inability to build on the property.
Beyond septic concerns, soil quality affects the stability of the foundation, drainage, and construction costs. Getting the soil tested is incredibly important to make sure that your land is suitable for building.
Flood Zones and Environmental Considerations
Parts of Delaware, especially near the coast and in low-lying inland areas, are prone to flooding. Before purchasing land, you should always check FEMA flood maps to determine if the property is in a flood zone. You should also talk to an expert about elevation requirements for building as well as the necessity of getting flood insurance.
There are other environmental factors to consider as well. This includes things like any restrictions on tree removal and the presence of protected habitats or wetlands on the property. These issues can affect not just cost, but whether you can build at all (and where on the lot your home can be placed).
Access and Road Frontage
When you buy a piece of property, you want to make sure that you have both legal and physical access to it (i.e., that the lot isn’t effectively landlocked). You will need to make sure that the lot is connected to a public road. If there isn’t a public road, then you will need to check for a recorded easement (and figure out who maintains the access road).
If no easement is in place, that may be something that you can negotiate with another property owner. Properties without proper access can create legal headaches and may even prevent you from obtaining building permits.
Property Boundaries and Surveys
Before closing on a piece of land, you should always obtain a professional survey. A survey will clearly define property boundaries, identify encroachments, and show easements or rights-of-way. Taking this step is especially important in more rural areas of Delaware, where boundaries might not otherwise be clearly marked.
HOA and Community Restrictions
If the land that you want to buy is part of a planned community, you should be sure to review the homeowner’s association (HOA) rules carefully. These rules may regulate home size and design, exterior materials, landscaping, parking, and outbuildings.
Some buyers appreciate the consistency offered by an HOA, while others find these types of restrictions limiting. If you have a preference for living or not living in an HOA community, you should check to make sure that any property that you want to buy fits what you want.
Total Cost vs. Purchase Price
The purchase price of the land is just one part of the equation. The reality is that even on improved land, you will likely have additional costs. Depending on the state of the land, these extra expenses may include:
- Site preparation and clearing
- Utility installation
- Impact fees and permits
- Driveway construction
- Stormwater management requirements
A lot that seems like a great deal upfront might end up costing you more in the long run than a higher-priced lot that is build-ready. If you want a rough idea of how much it will cost to get a property ready to build, our Delaware custom home builders can offer their opinion based on 40 years of experience in the field.
Browse Our Available Lots For Sale
In addition to building homes, we also offer a wide array of homesites for sale. The land we have available for sale is zoned for residential and ready for construction. We have a variety of plots ranging from scenic countryside acres to urban plots located near modern conveniences. No matter your lifestyle or budget, we can find the right plot of land for you.
Build a Beautiful Home with Carl Deputy and Son Builders
Buying land in Delaware is an exciting first step towards building your dream home, but it is also where many costly mistakes can happen if you aren’t careful. The key is to look beyond the surface. A beautiful lot isn’t always buildable, and a low purchase price doesn’t necessarily mean that a piece of land is a good investment.
If you’re considering building in Delaware and want guidance on selecting the right piece of land, Carl Deputy and Son Builders is here to help. We are happy to help you find a property that works well for your desired home. We also offer a selection of ready-to-build lots if you’d prefer to streamline the process.
Want to learn more about buying land or building a house in Delaware? Give us a call at 302-284-3041 or fill out our online contact form.
