A family owned three and a half acres inside City of Bend. Existing home, existing septic, mountain views, and room to add. They had plans drawn for an 800-square-foot, one-bedroom ADU and the project looked straightforward on paper. A pre-purchase SiteFacts report came back before any further money moved. The
Two investors bought a property to build an ADU. Before they called a builder, they ordered a SiteFacts due diligence report. That report found an abandoned permit application from a prior investor. The prior project never got built. The file was sitting in a records office, unread, with answers to
A land buyer in Deschutes County has his site plan. He’s done his research. He calls the county to ask what he needs to submit a building permit application, and the county sends him a checklist. He prints it. He checks off every item. He does not see anything on
The Perfect Property With a $100K Secret Hidden costs when buying land can transform a dream property into a financial nightmare. Sarah and Mike discovered this reality when a seemingly perfect 3.5-acre lot in Eastern Washington came with a shocking surprise: $100,000+ in hidden land development costs. After two years
How Oregon hydric soils building permits nearly cost a Florence builder $25,000 in unexpected delays and regulatory complications The Phone Call That Changed Everything A builder I’d worked with called on a Tuesday. He was ready to break ground on another home in Florence, Oregon—his fourth house in the same
You bought an infill lot in an established neighborhood. You worked with your builder on plans, secured financing, signed contracts. Construction started. Then three weeks in, your builder hands you a change order for $9,600 to install sidewalks nobody saw coming. Your loan is closed. Your budget is maxed. And
Why Power Planning Matters? When building a home on your own land, electrical service planning is often underestimated but absolutely critical. At Sand and Sage Solutions, we’ve seen power planning become the #1 cause of construction delays for new home builds. Many first-time builders assume it’s as simple as making
What you ignore at the first site visit is what your client will hate you for after move-in. We’ve reviewed hundreds of post-move-in surveys, and the message is brutally clear: grading and drainage issues top the list of homeowner frustrations year after year. It’s not trim, it’s not paint—it’s water.
Tree Removal Site Prep: Don’t Bury the Real Problem If you’ve ever walked a property after tree removal, you know how satisfying it is to see open space where thick trees used to be. Feels like progress. But if you’ve been around the block with site prep, you know tree
Buying land to build a dream home or investment property? Not so fast. Beneath that perfect lot might be expansive clay soils — a hidden hazard that can shift, swell, and cause tens of thousands in damage to foundations, driveways, and structures. If you’re a realtor or land buyer in
What Is a SiteFacts Report? If you’re a custom home builder, land buyer, or realtor in the Pacific Northwest, you’ve probably asked the question:“Is this land buildable?” On paper, a lot might check all the boxes. But what’s hiding in the slope, overlays, easements, access issues, or zoning restrictions can
Introduction In recent years, jurisdictions across the Pacific Northwest have begun strictly enforcing fire access requirements for residential property, catching many builders, buyers, and even realtors off guard. While these codes were once mostly associated with rural or remote home sites, they are now being applied more broadly — including
Buying land or building a home in the Pacific Northwest? Whether you’re in Oregon or Washington, one of the most important infrastructure questions you’ll face is: What kind of septic system will this property need? Septic systems are critical for wastewater treatment in rural and undeveloped areas across both states.
If you’ve been exploring the idea of building a home in Washington, you may have experienced some sticker shock. According to the latest 2024 report from the Building Industry Association of Washington (BIAW), the average cost to build a single-family detached home is now $309 per square foot. That translates
The $15,000 Mistake One New Homeowner Almost Made Picture this: After months of searching, you finally close on a perfect vacant lot in an established neighborhood. Houses are built on either side, fences are in place, and you’re ready to build your dream home. You hire a builder and start
The Hidden Risks of Buying Land Buying land is exciting. You’ve found what looks like the perfect spot to build your dream home. But there’s a reason why so many first-time land buyers end up with major regrets later. Many people assume that if a property is for sale, it
If you’re considering buying land for a home, investment, or development project, you’ve probably come across the term perk test. But what is a perk test, and why does it matter? A perk test, short for percolation test, is a crucial soil evaluation that determines whether a property can support
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
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
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
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
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
