Totally agree about the photos—sometimes you walk in and it’s like, “Wait, is this even the same place?” I’ve actually bought land that looked like a swamp in the listing pics, but in person it was just a bad angle and some tall weeds. One thing I’d add: don’t trust lot lines on those maps either. I once thought I was getting an acre and ended up with half of it being a drainage ditch. Always double-check the survey before you get too attached... those surprises aren’t cheap to fix.
don’t trust lot lines on those maps either. I once thought I was getting an acre and ended up with half of it being a drainage ditch.
- 100% on the lot lines—those “approximate” boundaries can be wildly off.
- I’d add: check for utility easements. Sometimes you find the perfect spot, then realize half your land is reserved for underground cables or pipelines.
- Don’t just look at the land—think about sun orientation, wind, and access. A beautiful view’s no good if you can’t build where you want.
- Photos are tricky, but I’ve also seen drone shots that make a tiny lot look huge. Walk it yourself if you can.
- If you’re dreaming up a unique build, double-check zoning. Some “affordable” parcels are cheap for a reason...
- Totally agree on walking the land yourself—photos can be so misleading. I once fell in love with a place online, then realized in person the “meadow” was basically a swamp half the year.
- About sun orientation: can’t stress that enough. If you’re dreaming of big windows and lots of light, check where the sun actually hits. I’ve seen people end up with dark, chilly living rooms because they didn’t think about it.
- Easements are sneaky. Had a client who bought a lot, then found out the “perfect” spot for their dream kitchen was right over a sewer line. Not ideal for dinner parties.
- Zoning’s a headache, but also check HOA rules if there are any. Sometimes you can’t even paint your front door a fun color, let alone build something unique.
- One more thing—trees. They look gorgeous, but if you want to keep them, make sure they’re not right where you’d need to put the house or septic. Learned that the hard way...
Funny you mention trees—I once tried to design a passive solar house, only to realize the “majestic oaks” on the lot would block all my winter sun. Ended up reworking the whole plan. If you’re thinking about energy efficiency or green building, it’s worth mapping out shade and wind patterns too. Has anyone here found land that actually made sustainable design easier, not harder? Sometimes the “problem” lots are hidden gems if you’re creative...
- Totally agree—trees can be a blessing or a curse, depending on your goals.
- I’ve seen “problem” lots (steep slopes, odd shapes, weird access) go for cheap, and with some creative grading or orientation, they end up being perfect for passive solar or wind protection.
- South-facing slopes are gold if you can find them, but honestly, sometimes a less-than-ideal lot just needs a bit of rethinking.
- One thing I always check: where’s the prevailing wind? Saves a ton on heating/cooling if you plan around it.
- Not every “affordable” lot is worth the hassle, but sometimes the quirks are what make it work for green design... if you’re willing to adapt.
