Before you buy
Lot size and setbacks
The buildable area is smaller than the lot, sometimes much smaller.
Setbacks, easements and required separations reduce a lot to its actual usable area. On a small lot that reduction can be severe, and the septic field is usually what does not fit.
Some counties impose minimum lot sizes for on-site sewage, differing by whether community water is available. Those minimums can rule out a parcel before any other consideration.
Draw it to scale before buying: property lines, setbacks, easements, home footprint, driveway, water line, and the disposal area the bedroom count requires in the soil that is actually there. If it does not close on paper, it will not close on the ground.
Free to verify from the plat, the survey and the county’s published requirements.
The rest of the checklist
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.
Have us look before you close
We evaluate parcels for buyers — access, utilities, soil and what the site work will actually take. Cheaper than finding out afterward.