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Ultimate Guide to Buying Land and Build a Home – Tips & Tricks

In the realm of homeownership, the journey to building your dream home begins with the crucial step of purchasing the perfect piece of land. This comprehensive guide will provide you with essential tips and tricks to navigate this exciting yet intricate process, empowering you to make informed decisions throughout your home-building journey. From understanding zoning regulations to evaluating soil quality and considering future resale value, each choice you make will shape the outcome of your construction venture. Embark on this enlightening adventure as we delve into the intricacies of buying land and offer expert guidance to support your decision-making. Together, we will embark on this exhilarating quest to find the perfect slice of land to bring your dream home to life. Building a home can be a rewarding experience, but it’s important to be aware of the challenges involved. By understanding the home-building process and working with experienced professionals, you can minimize the risks and ensure that your dream home becomes a reality. Are you ready to turn your dream of building a custom home into a reality? The journey begins with the crucial step of buying the perfect plot of land. Welcome to our Ultimate Guide on buying land for your dream home, where we unveil essential tips and tricks to navigate this exciting yet intricate process. Buying land is a significant step in the journey of constructing your dream home. The process can often feel overwhelming, but breaking it down into manageable steps makes it easier. First, start by clarifying your goals. Are you looking for a plot in a suburban neighborhood, a rural setting, or an urban area? Each location comes with its own set of advantages, disadvantages, and regulations. Understanding what type of community you want to be part of will guide your search and help narrow down suitable areas. Pro Tip: Before purchasing, visit the property at different times of the day and ideally in different seasons to observe sunlight patterns, drainage, and surrounding noise levels. These factors can significantly impact your home’s livability. Factors to consider when purchasing land for building Next, familiarize yourself with the different types of land available. You might encounter raw land, which is undeveloped and often lacks utilities, or improved land, which has essential services like water, electricity, and roads already in place. The choice between these options will affect not only the price but also the complexity of the building process. Raw land typically requires more extensive groundwork, while improved land might be ready for construction with fewer initial investments. Consider the timeline for your project. Buying land is just the beginning; you will need to plan for design, permits, and construction. Establishing a realistic timeline will help you manage expectations and keep the project on track. By understanding the entire process—from purchasing the land to breaking ground on your new home—you will be better equipped to handle the challenges that come your way. Next, assess the land’s topography. This includes slopes, drainage patterns, and vegetation. Flat land is generally easier and more cost-effective to build on than hilly terrain, which may require extra excavation or grading. Also, be mindful of soil conditions—poor soil can lead to foundation problems later. Hiring a professional engineer or land surveyor to evaluate the property can offer critical insights. Finally, check the availability of utilities like water, electricity, gas, and sewage. If these services aren’t readily accessible, you’ll face added expenses and logistical challenges. Don’t forget to investigate any restrictions or covenants tied to the land, as they can limit what you’re allowed to build or how you can use the property. By taking these steps, you’ll be better prepared to make a smart, informed decision for your future home. Pro Tip: If you’re considering raw land, factor in the cost of bringing in essential utilities like water, electricity, and sewage. It can sometimes be more cost-effective to buy improved land with existing infrastructure. Legal Considerations When Buying Land for Construction When purchasing land to build on, it’s crucial to understand the legal framework that comes with property ownership. First, make sure the land title is clear. Through a proper title search, you can uncover any liens, easements, or other encumbrances that might affect your ownership rights. Working with a reputable title company or real estate attorney can give you peace of mind that your future property is free of legal surprises. Next, don’t overlook local zoning regulations. Contacting your local zoning office will help you learn about permitted building types, height restrictions, and other requirements specific to the property. Being aware of these rules now prevents costly headaches and potential fines down the road. Finally, familiarize yourself with any permits required before you start building. This could include grading, septic, or general building permits. Having all your legal bases covered upfront makes for a smoother transition from buying your land to starting construction. By leveraging expert insights—like those provided in a SiteFacts report—you’ll have the clarity needed to build with confidence. Pro Tip: Hire a real estate attorney or title company to conduct a thorough title search. Hidden liens, easements, or boundary disputes can derail your project if they aren’t uncovered before closing. Budgeting for land purchase and construction costs Budgeting is a vital step in the land purchase and home-building journey. Start by determining how much you can realistically spend on the land itself, remembering to include not just the purchase price but also closing costs, title insurance, and property taxes. Having a clear budget helps you focus on properties within your financial comfort zone. Next, estimate your construction expenses. This typically involves materials, labor, permits, and inspections. Consulting with builders or contractors can give you a realistic view of current market rates and identify cost-saving opportunities without sacrificing quality. Finally, set aside a contingency fund. Unexpected expenses—like fluctuating material costs or unforeseen construction challenges—often arise. Having a financial buffer ensures your dream home stays on track, even if costs exceed initial estimates. By budgeting carefully, you’ll be prepared

March 4, 2025 No Comments

Funding

Beyond the Sale Price: How Location Affects Your Home’s True Cost

The True Cost of Location: What Most Buyers Miss Beyond the Sale Price When shopping for your dream property, the listing price is just the beginning of your financial story. The hidden costs of buying land can dramatically impact your budget—both immediately and for decades to come. As a real estate professional who has helped hundreds of clients navigate these waters, I’ve seen too many buyers focus solely on the purchase price while overlooking crucial location-based expenses that can add hundreds of thousands to their long-term costs. Today, I’m pulling back the curtain on these hidden expenses with a real-world comparison between two neighboring Oregon counties—Jefferson and Deschutes—to show you exactly how location affects your bottom line. The $300,000 Location Decision: Jefferson vs. Deschutes County Let’s look at a practical example: building the same 2,000 square foot, 3-bedroom, 2-bathroom home on a 5-acre property in two different Oregon counties. The upfront purchase price might lead you to one decision, but the long-term math tells a completely different story. Permit and Development Fees: The First Surprise Jefferson County Building Costs: Deschutes County Building Costs: That’s a difference of up to $30,000 before your foundation is even poured—enough to completely upgrade your kitchen or add significant landscaping. Property Taxes: The 30-Year Burden The real eye-opener comes when we look at ongoing property taxes: Jefferson County: Deschutes County: The difference? A staggering $289,000 over 30 years—nearly enough to buy an entirely separate property in many parts of the country. Why These Hidden Costs of Buying Land Matter Monthly Budget Impact That $5,100 annual tax difference means approximately $425 more in monthly expenses for the Deschutes County property. This impacts: Long-Term Wealth Implications The combined difference of $320,000 (including permit fees and 30-year tax difference) represents: What Drives These Location-Based Cost Differences? 1. School District Funding Different school districts have varying tax levies, which can significantly impact your property tax bill. Higher-rated school districts often come with higher tax rates. 2. Infrastructure Development Rapidly growing counties like Deschutes often charge higher System Development Charges to fund roads, utilities, and public services for expanding communities. 3. County Services and Amenities Counties with more extensive services (parks, libraries, emergency services) typically have higher tax rates to fund these amenities. 4. Growth Management Policies Some regions use fee structures to control growth or fund specific community priorities, creating substantial differences between neighboring counties. Smart Buyer Tips: Evaluating the True Cost of Location 1. Research County Fee Schedules Before making an offer, obtain the county’s fee schedule for: 2. Calculate Annual Property Tax Impact Don’t just ask what the current owner pays—estimate what YOUR taxes will be by: 3. Consider School District Boundaries Even within counties, school district boundaries can create significant tax differences. A property just across a district line might save you thousands annually. 4. Investigate Special Assessment Districts Some properties fall within special districts for water, fire protection, or other services that add additional tax burdens. These aren’t always obvious during your initial property search. 5. Project Long-Term Costs Work with a knowledgeable real estate professional (like us at SiteFacts) to project these costs over your expected ownership period, accounting for typical increases. Due Diligence Checklist: Your Action Plan ✓ Contact the county planning department for fee schedules ✓ Speak with the county assessor about potential property taxes ✓ Identify all special assessment districts affecting the property ✓ Compare multiple locations using 5, 10, and 30-year cost projections ✓ Factor these costs into your total budget before making an offer Total 30-Year Cost Comparison Conclusion: The Informed Buyer Advantage The true cost of property ownership extends far beyond the purchase price. By understanding how location impacts your upfront and ongoing expenses, you gain a significant advantage in the real estate market. What looks like a great deal initially might cost you hundreds of thousands more over your ownership period—or vice versa.

February 26, 2025 No Comments

General

Conquering the “Cliffs of Insanity” in Land Buying and Home Building

Land Buying and Home Building If you’ve ever bought land buying with the dream of building your own home, you know the moment. You’ve found the one—the perfect property, the ideal spot to bring your vision to life. The real estate contract is signed, and for a brief moment, you’re basking in the excitement. And then reality hits. You’re staring at your newly acquired land, but instead of feeling triumphant, you feel like Westley clinging to the “Cliffs of Insanity,” watching the home-building process loom over you, waiting to pull you into the abyss. The problem? No one tells you what happens after you buy the land. Your real estate agent did their best to give you what information they could. Maybe they mentioned zoning, utilities, or access, but at the end of the day, their expertise is in selling land, not in making it buildable. You’re hesitant to call a builder because you’re not quite ready for the whirlwind of the construction process. You start Googling things like “help developing my property” or “land use consultant” only to get results for commercial developers, excavation contractors, and engineers—none of whom seem like the right fit for what you actually need. The Unknowns That Keep You Up at Night Buying land isn’t like buying a house. When you buy a house, you know what you’re getting. Sure, you might get an inspection, but at least you’re dealing with an existing structure—something tangible. Land? It’s full of unknowns. These are the questions that can turn your dream into a financial nightmare. And these are the exact questions that SiteFacts Reports were built to answer. Introducing the SiteFacts Report: Your Guide Across the Cliffs of Insanity At SiteFacts, we don’t just collect data—we interrogate it. We dig deep, pulling every available piece of information about your property and looking for the hidden challenges that could impact your build. If something looks off—whether it’s a tricky zoning clause, a vague soil report, or a subtle permitting requirement—we pull the thread until we get real answers. But we don’t stop there. Our report isn’t just for you—it’s a tool for your builder, too. When you have a SiteFacts Report in hand, you’re giving your builder a clear, factual foundation to work from. This means more accurate quotes, fewer unexpected costs, and a smoother construction process. Why It’s Best to Get Your Report Before You Buy The hard truths about a property don’t change. The only thing that changes is when you find out about them. If you order a SiteFacts Report before you purchase, you’ll know exactly what you’re getting into—before you sign on the dotted line. That way, you can make an informed decision, armed with facts instead of guesswork. So if you’re staring into the unknown, wondering what lies beneath the surface of your dream property, don’t climb the “Cliffs of Insanity” alone. Let SiteFacts be your guide. Conclusion: Turning your dream home on purchased land into reality Turning your dream home from a vision into reality is a journey filled with both opportunities and challenges. By researching thoroughly, considering key factors, and understanding the necessary legal and financial steps, you lay a strong foundation for success. Working closely with professionals will help you navigate the complexities, keeping your project on track and aligned with your goals. Throughout this process, focus on creating a home that truly reflects your style and meets your practical needs. Whether it’s orienting your living spaces to capture the best views or choosing sustainable features that harmonize with the environment, each decision brings your dream closer to fruition. In the end, the path to building on your own land may be intricate, but diligent planning and informed choices can make it a fulfilling adventure. Embrace each milestone and, before you know it, you’ll be living in the home you’ve always imagined, on the perfect piece of land you carefully selected. Pro Tip: Document every step of your land purchase and home-building journey. Keeping records of permits, contracts, inspections, and financial transactions will be invaluable for future resale, refinancing, or legal purposes.

February 18, 2025 No Comments

Geotechnical Reports in Home Construction

Grading

Building on Solid Ground: Understanding Geotechnical Reports in Home Construction

Understanding Geotechnical Reports in Home Construction “Building on Solid Ground: Understanding Geotechnical Reports in Home Construction” When clients ask me about building their dream home, one question keeps coming up more frequently: “Do I need a geotechnical report?” Let’s demystify this crucial but often misunderstood part of the home building process. First, let’s clear up what we mean by “geotech report.” Most commonly, we’re talking about a Soils Study conducted by a Geotechnical Engineer, not just a simple soil compaction test. Think of it as a deep dive into what’s beneath your future home. Why might you need one? It boils down to confidence in your soil’s ability to support your home. Here are some red flags that typically trigger the need for a study: Your lot has “disturbed” soils, which could mean: Or you might have expansive soils – these contain clays that expand and contract with moisture. This movement can cause serious foundation issues over time. How does the study work? A geotechnical engineer will examine soil samples from your site, typically using a shovel, auger, or sometimes a backhoe. If they find issues, they’ll recommend solutions, often including “over excavation” – removing problematic soil and replacing it with engineered fill like gravel. Want to get ahead of potential soil issues? Start with these steps: The cost? Typically between $1,500 and $2,500. While that might seem significant, it’s a small price to pay for peace of mind when building your forever home. After all, your home is only as solid as the ground it’s built on. Securing permits and approvals for building on the land Securing the right permits and approvals is your next crucial step before construction. Start by contacting your local building department to learn what’s required—commonly building, electrical, plumbing, and grading permits. These ensure your project meets both safety standards and local codes. Depending on your area, the permit application process may demand detailed plans, site layouts, and multiple inspections. Stay in close communication with building officials and respond quickly to requests for more information to avoid delays. Once approved, stick to the permitted plans. Any changes might need additional permits or inspections, which can slow you down and add costs. By staying organized and compliant, you’ll pave the way for a smoother construction process and bring your dream home to reality on schedule

February 7, 2025 No Comments

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Building Near Nature? Understanding Wildland Urban Interface Requirements in the Pacific Northwest

If you’re dreaming of a home with nature as your neighbor, you’re not alone. The Pacific Northwest’s stunning landscapes—from towering forests to rolling grasslands and sage-covered hills—continue to attract people looking to build their perfect home. But before you start planning that dream house, there’s something important you need to know about: the Wildland Urban Interface requirements, or “WUI” for short. What is the Wildland Urban Interface? Simply put, the Wildland Urban Interface (pronounced “woo-E”) is anywhere human development meets natural areas. This isn’t just about forests—it includes homes near grasslands, shrub-steppe environments, sagebrush landscapes, and any other natural vegetation that could catch fire. Think of it as the meeting point between your future home and the wild spaces that make the Pacific Northwest so special. There are two main situations you might find yourself in: Why This Matters Now More Than Ever Over the last few decades, we’ve seen more and more homes being built in these natural areas. In fact, between 1990 and 2010, Washington state saw a 41% increase in homes built near wildlands—and that number keeps growing. With climate change affecting our weather patterns, understanding and following WUI requirements has never been more important for protecting your investment. What This Means for Your Building Project If you’re planning to build near any natural area, here’s what you need to know: 1. New Building Requirements Local authorities have special rules for building in WUI areas. These might include: 2. Ongoing Property Maintenance Living near nature means taking on some regular maintenance duties: 3. Working with Your Neighbors Fire doesn’t respect property lines. That’s why many neighborhoods in natural areas work together on fire prevention. Some communities even form groups specifically focused on keeping everyone safe from wildfires. Protecting Your Investment When building in WUI areas, follow these key steps: Looking to the Future As our climate changes and more people build homes in natural areas, WUI requirements are likely to become stricter. Washington state is already working on new laws, like House Bill 1099, to better manage development in these areas and protect homeowners. Making Your Decision Living close to nature can give you the best of both worlds—beautiful surroundings and modern comfort. But it comes with responsibilities. Before you commit: Conclusion Building your dream home near nature is absolutely possible—whether that’s in a forest, near grasslands, or in sage country. The key is understanding and preparing for WUI requirements early in your planning process. This can save you time, money, and stress while keeping your future home safe for years to come. Need help understanding WUI requirements for your property? Order your SiteFacts Report today and we’ll help you navigate the rules and requirements to make your dream home a reality.

January 6, 2025 No Comments

Blogs

Ultimate Guide to Buying Land and Build a Home – Tips & Tricks

Beyond the Sale Price: How Location Affects Your Home’s True Cost

Conquering the “Cliffs of Insanity” in Land Buying and Home Building

Building on Solid Ground: Understanding Geotechnical Reports in Home Construction

Building Near Nature? Understanding Wildland Urban Interface Requirements in the Pacific Northwest

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