So you wanna buy land and build a house? Read this first.

Before you fall in love with that “perfect” lot, make sure it won’t blow your budget, wreck your floor plan, or come with surprises no one warned you about.

Here’s what to look for beyond the price, location, photos and agent hype.

Flat is your friend. Sloped is... complicated

• Steep lots = more excavation, more retaining walls, more 💸

• But a slope can be great for daylight basements (less digging = potential savings)

• Watch out for drainage issues on steep sites. Gravity works both ways.

Weird lots = weirder floor plans

• Triangles, trapezoids and flag lots are fun on paper, but frustrating in real life

• Corner lots often have two front setbacks. This means less usable space and smaller backyard, but also one fewer neighbor to worry about

• Long, wide lots = flexible designs, better privacy, and natural light

• Long, skinny lots = narrow layouts and potentially dark interiors

Don’t assume utilities are ready

• Some lots lack water, sewer, gas, or power hookups

• Older homes may run on oil, not gas. Fuel tanks = surprise remediation costs

• Septic or sewer? Storm drain? These connections can be very costly

• These things are fixable, but they’re not free or fast

Wetlands are beautiful but unbuildable

• Streams, lakes, swamps, and soggy patches are usually protected

• You’re not building on or near them

• Not sure? Get a critical areas report early

Who else has a say on your land?

• Easements give others rights to use part of your property (ie utility lines, shared driveways, access paths, etc.)

• Always check the title and survey before you buy

• Easements = potential design restrictions

• Washington is a “buyer beware” state. If you miss something, it’s on you, not the seller. Here’s what that actually means.

HOAs: Because you needed more rules

• Some just care about trash bins. Others dictate colors, roof pitches, fences, materials, setbacks and more.

• Many limit home size, height and even shape to protect views

• Read the CC&Rs if you’re even thinking about a design with “personality”

Not all views are guaranteed

• A nice view can add value, if it lasts

• Trees grow. Neighbors build. Verify what’s there now and what’s planned nearby.

• Don’t pay a premium for a view that might disappear in 2 years

Trees might outrank your house

• Protected trees can limit where your home goes or if it fits at all

• Even if you can remove the trees, you may have to replace them

• The right trees boost curb appeal and resale value

What’s next door?

• Cell towers, power lines and industrial buildings = bad for daily life and resale

• Check what’s nearby now and what’s zoned for the future

• Old houses nearby? Brace for future teardown and construction noise

• Pro tip: Visit on weekday mornings and weekend nights to check for noise and traffic

Access matters than you think

• Can construction crews and delivery trucks actually reach your lot?

• Steep driveways, narrow roads, or poor turnaround space can add major costs and delays

• You can’t airdrop materials just because it’s hard to get there.

Land can look perfect on paper and still be a money pit in real life. Or the ugly lot might actually be your best move.

Bring a builder. Hire a surveyor. At least bring someone who knows what a sewer stub is.

The goal: Build your dream home, not dig yourself into a hole.