Check the land before you buy it
The most expensive problems in this work are bought, not built. A parcel that cannot be served, cannot be reached, or cannot take a septic system is not a bargain at any price — and most of it can be verified for free before you close.
Nine things to verify
Which utility can actually serve this parcel
Poles on the road do not mean service. Certificated territory decides who can connect you.
Whether water can reach it
A certificated water provider may still be unable or unwilling to add your tap.
Legal access
A road you can drive on is not the same as access you have a right to use.
Easements and rights-of-way
Lines crossing your land may not be able to serve it, and easements can limit where you build.
Deed restrictions
Restrictions recorded decades ago can prohibit manufactured homes outright.
Floodplain status
Floodplain changes the pad, the height, the steps and the paperwork.
Soil and septic feasibility
The soil decides the system, and the system may not fit.
Driveway and culvert
Access has to be built before almost anything else can happen.
Lot size and setbacks
The buildable area is smaller than the lot, sometimes much smaller.
What this costs you
Most of the list above is a phone call and a careful read of the title commitment. The two items worth paying a professional for before closing are a site evaluation for septic feasibility and, in a flood zone, an elevation certificate.
Both together cost a small fraction of what it costs to discover after closing that the parcel will not carry what you intended to put on it.
Have us evaluate a parcel
Send the address or legal description and what you intend to set on it. We’ll walk it, work through the county requirements, and price the site work — before you commit.