Building your dream home starts long before construction begins. It begins with the land. The lot you choose determines everything from your home's design to your long-term enjoyment of the property. Finding the perfect lot can feel like a daunting task. You may be asking yourself, Where do I start? What makes a lot “good” for building? As Delaware and nearby Pennsylvania’s trusted custom home builder, Bromwell Construction Company is here to simplify this process. Whether you’re buying land in a subdivision, considering a rural lot, or you already own property, this info-packed article will walk you through every step.
How to Choose the Best Lot for Your Home
Selecting the perfect lot is about more than just location. It’s about evaluating the land itself, understanding its features, and ensuring it aligns with your vision for a custom home. Here, we break this process into several key considerations so you can make a well-informed decision.
Lot Size and Shape
The size and shape of your lot dictate how much space you’ll have to work with, both for your home and your outdoor living areas.
What’s a good size lot for a home? This depends on your goals. A smaller lot, often found in subdivisions, maximizes convenience and community amenities but may limit outdoor features like pools or gardens. Larger lots provide more flexibility but come with additional maintenance and cost considerations.
Lot shape matters. A square or rectangular lot tends to be easier to design around, offering straightforward layouts. Irregularly shaped lots or narrow parcels can limit the home’s footprint, requiring creative solutions to make the most of the space.
Topography and Buildability
Topography refers to the natural slope, elevation, and layout of the land. It’s a critical factor in determining a lot’s suitability for construction. A professional construction partner is a good
Flat Lots: These are ideal for easy construction and cost efficiency. Flat lots require minimal grading, which keeps site prep costs low and simplifies foundation work.
Sloped Lots: While more complex, sloped lots present unique opportunities for creative design, such as walk-out basements, multi-level decks, or tiered landscaping. However, they may require retaining walls, additional grading, and drainage work, which can increase costs.
Building Lot Location and Surroundings
Even the most beautiful lot can lose appeal if the surrounding area doesn’t align with your needs. Look beyond the land itself to consider
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Proximity to Amenities: How close is the lot to schools, shopping, healthcare, or major highways? Subdivisions often provide convenience, while rural areas offer privacy and tranquility.
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Noise and Traffic: Visit the lot at different times of day to evaluate noise levels, road traffic, and nearby activity. A lot that seems peaceful in the morning might experience heavy noise in the evening.
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Views and Privacy: Take note of what’s surrounding the lot. Are there trees, water features, or open fields? What is the nearby area zoned for? Is any development in the works? Will future development obstruct your views or compromise your privacy?
Lot Premiums in Subdivisions
If you’re buying land in a subdivision, you may encounter a lot premium. This is an added cost for lots with special features. While lot premiums add to the upfront cost, they can enhance your home’s value and enjoyment in the long run. These often include:
- Corner placements or cul-de-sac locations
- Larger acreage compared to neighboring lots
- Scenic views, wooded surroundings, or proximity to open spaces
Soil Quality and Site Prep
Many buyers overlook soil quality, but it’s essential to determine the lot’s readiness for construction. Different soil types affect your home's foundation, drainage, and landscaping.
- Conducting a soil test can reveal whether the land can support construction or if it needs additional work, like soil stabilization or improved drainage systems.
- Lots with poor drainage or heavy clay soils may require extra preparation, such as grading, trenching, or installing sump pumps.
Future Potential and Investment Value
Think long-term when choosing a lot. Is the land located in an area with growth potential? Will future developments impact property values?
- Planned infrastructure projects, like new highways or commercial developments
- Local market trends and property appreciation
- Future development restrictions that could impact the surrounding area
Utilities and Access
When evaluating a lot, it’s important to consider utilities and access, as these factors can impact your budget and timeline. Not all lots come “build-ready,” so understanding what’s available and what’s missing can help you avoid costly surprises.
Utilities
Essential services like water, sewer, electricity, gas, and internet vary greatly by lot location. If these utilities aren’t already in place, you’ll need to install or connect them, which adds time and expense.
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Water and Sewer: Connecting to municipal systems is typically straightforward, but rural lots may require installing a well and septic system, which tends to be more costly.
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Electricity and Gas: Running power or gas lines from the nearest connection point is usually less expensive than water and sewer but can add up if the lot is far from existing infrastructure.
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Internet and Cable: While often one of the least costly utilities to connect, availability in rural areas can be limited and may require additional investment to ensure reliable service.
Access
Your lot must have physical and legal access, such as a public road, private drive, or easement. If the lot lacks access, you may need to negotiate with neighboring properties or construct a driveway. Driveways can range in complexity and cost: gravel is the most affordable option, with asphalt and concrete being more expensive, particularly on uneven or sloped terrain.
Checklist: Questions to Ask Before Buying Land
Buying land for a custom home is a significant investment, and asking the right questions can prevent costly surprises. Below is a consolidated checklist of key questions to consider.
- Is the land zoned for residential construction?
Not all lots are zoned for housing. Confirm the property is approved for residential use and check for zoning restrictions that might impact your plans. - Are utilities available?
Access to water, sewer, electric, gas, and internet is critical. If the land lacks connections, installing utilities can add significant costs and time to your project. - What are the Delaware building permit requirements at play?
Understanding local building codes and permit processes is key. In Delaware, requirements vary depending on the county and the type of construction. Bromwell Construction manages this process for our clients to keep the project on track. - Is the lot part of a subdivision or HOA?
If you’re buying a lot in a subdivision, ask about HOA rules, architectural guidelines, and any fees associated with the community. These can impact your design plans and ongoing costs. - What’s the land’s topography and soil condition?
Is the lot level, sloped, or heavily wooded? Will it require grading or clearing? A soil test can determine whether the land is suitable for construction and identify any issues that need mitigation. - Is the property located in a flood zone?
Flood zones can affect insurance costs, building requirements, and overall project feasibility. Check FEMA floodplain maps and ask about any required elevation certificates. - Are there easements or rights of way on the property?
Easements or rights of way can limit how and where you build. For example, utility companies may have access to certain parts of your land for maintenance, which could restrict your home’s placement. - Does the lot have any environmental restrictions?
Verify whether the property has protected areas, wetlands, or conservation zones. These restrictions could prevent clearing or building in certain parts of the lot. - What are the property’s setbacks and building envelope?
Local ordinances dictate setbacks—the minimum distance between your home and the property line. This and the building envelope determine where you can place your home on the lot. - What future developments are planned in the area?
Research whether new roads, subdivisions, or commercial properties are planned nearby. This can affect property values, traffic patterns, and the overall feel of the neighborhood. - Are there any existing structures or improvements on the lot?
Old foundations, wells, or septic systems may need to be inspected or removed before you can build. Be sure to account for the costs of clearing or demolition. - Is there access to the property via a legal road?
Confirm that the lot has legal access to a public or private road. If the land is landlocked, you may need to negotiate an easement with neighboring property owners. - How is the drainage on the property?
Poor drainage can lead to erosion, standing water, or foundation issues. A land survey can assess whether the property needs additional drainage work or grading to accommodate your home. - What are the property taxes?
Property taxes can vary significantly based on location and size. Understanding your long-term tax obligations is critical for planning your budget.
Tips for Working With Construction Experts to Find the Right Lot
Selecting the right lot and designing a custom home is a collaborative process. Working with experienced professionals ensures you avoid costly mistakes and take advantage of every opportunity your property has to offer.
Partner with a Builder Early
Engaging a builder like Bromwell Construction before purchasing land can save time and money. Early expertise can help you determine if the lot is “buildable” and identify potential challenges like soil conditions, drainage, or topography issues.
Lean on Local Knowledge
Builders with experience in your target area bring valuable insights. At Bromwell Construction, we’ve been building homes across Delaware and Southern Pennsylvania for decades. We understand local zoning laws, building permit requirements, and subdivision regulations.
Understand the Full Costs of Each Site
A seasoned contractor can provide a detailed breakdown of site-related costs early in the process, so you’re never caught off guard.
Beyond the price of land, additional costs may include:
- Site clearing and grading
- Utility connections (water, sewer, electricity, gas)
- Driveway installation and landscaping
- Retaining walls or drainage improvements
Make the Most of Design-Build Expertise
As a full-service design-build firm, Bromwell Construction Company offers a streamlined process from start to finish. We handle everything—site assessments, design, permitting, and construction—under one roof. This approach ensures your home is designed with the lot in mind, reducing delays and unnecessary expenses.
Set Your Custom Home Up for Success with Bromwell Construction
Bromwell Construction brings decades of experience in building custom homes across Delaware and nearby Pennsylvania. From evaluating the lot for challenges and opportunities to guiding you through design, permits, and construction, we’re here to make the process smooth and exciting.
Ready to get started? Whether you’re looking for the perfect piece of land or you already own property, Bromwell Construction is here to help. Contact us today for a free consultation, and let’s take the first step toward building your dream home together.
