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.
Good call about the older subdivisions. Picked up a lot a few years back that was subdivided in the 60s and forgotten about—had to clear out some brush and figure out the utility hookups, but the zoning was way less restrictive. One thing I'd add: don't underestimate parcels near county lines. Sometimes zoning rules shift dramatically just a few hundred feet over. Takes some patience and legwork, but you can stumble onto some pretty decent deals that way.
Older subdivisions can be decent finds, but honestly, county line parcels aren't always the goldmine they seem. Sure, zoning can shift dramatically, but so can taxes and permitting headaches. I snagged one a while back thinking I'd scored big, only to get stuck in bureaucratic limbo between two counties arguing over jurisdiction. Took months to sort out. Not saying avoid them completely, just go in eyes wide open...sometimes simpler is better.
Totally agree about county line parcels—been there, done that, and it wasn't pretty. Ever thought about checking out land near state parks or conservation areas? Sometimes they're overlooked because people assume restrictions are too tight, but often they're manageable and the surroundings are amazing. I found a small plot near a protected forest once...the views alone made the extra paperwork worth it. Maybe worth exploring if you're open to something a bit different?