Yeah, zoning issues can really sneak up on you. Had a similar situation a couple years back—client found what seemed like the perfect spot, great views, decent price. But turns out the setbacks from wetlands meant the buildable area was tiny. Ended up having to completely rethink their design to fit the footprint. Not ideal, but we made it work.
It's always smart to dig into local regs early on. Even better if you can chat informally with someone at the planning office—they'll often clue you in on quirks or upcoming changes that aren't obvious from just reading through codes online. And if you're looking for affordable land that's actually buildable without too many headaches, sometimes smaller towns or rural counties have fewer hoops to jump through. Sure, amenities might be further away, but fewer restrictions can save you a lot of hassle (and money) down the road.
Hang in there though—good deals are definitely still out there. Just takes patience and a bit of homework upfront...
Totally agree about chatting up the planning office folks—they've saved me headaches more than once. Also, don't overlook older subdivisions or parcels that were subdivided decades ago but never built on. Sometimes they're grandfathered into less restrictive zoning rules, giving you a bit more flexibility. Of course, you've gotta double-check utilities and access, but I've snagged some surprising gems that way...just takes a bit of digging and creativity.
