The most critical factor -- in your happiness and your home's value

Where you choose to live will influence your lifestyle and raise or lower the value of your home.

You can never improve your location. Even the nicest house is worth less if it's in an undesirable spot. And you won't be happy in your house if you don't like your surroundings.

So, after deciding on your price range, and before looking at property, think about what's important to you and your family.

You might prefer:

• a country setting, far from other houses and commercial development

• a town or suburban location, with schools, shopping and neighbors close by

• an area close to family, friends or your place of work

• a location with easy access to highways or public transportation

Important considerations to include:

Do you have a good idea of what you want? Great. Now you're ready to look for land.

• Newspapers - You can find available building lots through newspapers.  Check out the classified ads in newspapers that cover the area you're interested in. Look under "Lots for Sale".

• Real estate agencies - Find them listed under "Real Estate" in the Yellow Pages of your telephone book. Agents you call may have properties listed or know of others with land to sell.

• Exploring - Drive around areas you like. If you spot a sign advertising a lot for sale jot down the number and call the seller for information. If a lot you're interested in doesn't have a sign, talk to neighbors or check land records at the town hall to find out who the owner is. Then contact the owners to see if they'd be interested in selling.

• Word of mouth - Tell family, friends and co-workers what you're looking for. They may know of available property or be able to direct you to people who do.

• Internet - Search the Internet for lot listings in your community.

As you look at properties, be sure to pay special attention to these practical considerations:

• Can you afford it? (BuildMax can help you determine a general price range.)

• If you've already selected a house plan, is the lot large enough to accommodate its square footage? (Check local regulations regarding placement of houses on lots.)

• How do the houses already in the area measure up with regard to size, quality and condition? Remember, a superior house in an inferior neighborhood is a poor investment.

• Consider the general vicinity. A nearby mobile home park or industrial facility may make permanent financing hard to get and can reduce the value of your home.

• Are there wetlands or other features on the property that may prohibit it from being developed?

• Walk the lot, get a feel for it. Think about where on the lot you'd place your house, the swing-set for the kids, and your barbecue grill.

Now that you've narrowed down your choices, it's time to get more detailed information on properties you're still interested in.

Gather information from reliable sources

Contact the people or organizations below to get answers to important questions about any lot you're considering.

Helpful hint: Keep a notebook! Write down information as you obtain it on each property. Otherwise, it's hard to keep track.

The local building department/inspector

• Is there access to city water, or would you have to drill a well?

• Is there access to the city sewer system, or would you need to install a septic system?

• Are electrical, telephone and cable TV lines readily available?

• Are there special heating fuel requirements?

Zoning commission

• Is the neighborhood classified as residential?

• Could commercial development take place close by?

• What are the requirements for lot size or building types?

Town/county governments

• What is the property's most recent assessed value? (An assessment is an evaluation done by local government for tax purposes.)

• Are there easements on the property? That is, does anyone in the town, a utility company or another individual -- have a right to put a road or pipeline through the property? If so, it might not be a good choice.

• Ask to see land records so you can find out how much other lots in the area have recently sold for.

• Ask about Neighborhood Association rules, regulations and/or guidelines.

Local real estate agents

• What are homes in the neighborhood selling for?

• How long does it typically take a home there to sell?

The seller

• Do most houses in the neighborhood conform to certain standards on size, shape or exterior appearance? If so, get those requirements in writing to make sure your house plan conforms.

• Is the lot on a public road? If not, get a copy of the Road Maintenance Agreement.

• Has the soil been tested to meet code and perk test requirements? These tests determine whether the soil can support the house, and whether it drains well enough to handle a septic system. If you should need to bring in soil or do excavation, it would greatly increase the cost of your project.

• If you need a walk-out basement, check the slope of your land.

You're on your way!

Here's a Handy Checklist To Help You
Evaluate Each Building Lot You See

Here's a list of critical items. If any one is missing, you probably shouldn't buy.

1. Is the price within your budget? (Estimated land budget may equal 2/3 of annual combined income).

2. Will the home you're planning to build fit in with surrounding homes in terms of style, size and value?

3. Will building codes allow you to build a house the size and shape you want?

4. Has soil been tested to determine if it will meet code and support the house without settling?

5. Are road rights for access to property recorded?

6. Is there a record of who is responsible for road maintenance?

7. Will the local health authority permit you to use a well/septic system if city water/sewer is not available?

8. Will lenders make loans for homes like yours in this area?

9. If the area uses a shared well, will lenders accept that?

If two or more of this list are missing, the property probably isn't a good choice, unless each of the other items is quite strong.

1. Will the grade of the land require additional fill for proper drainage?

2. Are streets paved?

3. Do you know if taxes and special assessments are paid, or who will pay them?

4. Has the property been surveyed? (If done later, it's an extra cost.)

5. Does the slope of the land suit the house you want to build?

These relate to personal preference. It will help you see whether a given piece of property is right for you and your family:

1. Is this an area where you want to live?

2. Is it near schools?

3. Is it a good location for children?

4. Are shopping areas as close as you'd like?

5. Is heating fuel service available?

6. If you plan to use public transportation, is it close by?

7. Built on this lot, will your house face the direction you want it to?

8. Is the view what you want?

9. Is it private enough to suit you?