When it comes to building your dream home, picking the right site is the make-or-break decision. You can design the most beautiful house in the world, but if it’s in the wrong location—or on the wrong kind of land—it can cause endless headaches and expenses down the road.
Unlike commercial properties, where high foot traffic and prime business locations matter most, siting a home follows its own rules. It’s a mix of legal, environmental, and practical considerations. In this post, we’ll break down the major factors you need to consider when selecting your property.
1. Understand the Deed & ALTA Survey
When you buy land, it usually comes with a deed—a legal document that defines the property’s boundaries. But the deed alone doesn’t tell the full story. There may be rules, restrictions, and access rights that aren’t obvious until you dig deeper.
That’s why I always recommend getting an ALTA survey (American Land Title Association survey). While it costs extra, it’s worth every penny.
Survey illustration, Alta Southwest. Courtesy of Alta Southwest
(Source: alta‑southwest.com)
An ALTA survey can reveal:
- Property boundaries with precise measurements
- Easements (areas where utilities or neighbors have rights of access)
- Locations of utility hookups
- Existing structures, fences, and driveways
- Zoning classification (single-family, multi-family, agricultural, etc.)
- Right-of-way agreements
- Encroachments (like a neighbor’s fence on your property)
Real-life example: We had a client with 53 acres building a private estate. Their new ALTA survey revealed a utility easement running through the middle of the land—meaning the county could legally build a road there in the future. The easement was created years ago when the property was zoned for a 30-unit development. Without the survey, they would never have known.
About right-of-way: Sometimes, landlocked sites (properties with no direct road access) seem like a cheap deal. But owning one means you need to get a legal right-of-way from your neighbor, which allows you to cross their property to access yours. The neighbor could charge a large fee—or they might be generous. You never really know until you negotiate. In other cases, you might be the one granting access to a neighbor, which has its own considerations.
2. Topography: Understanding the Lay of the Land
A topography survey is a bird’s-eye view of your property showing elevation changes with contour lines. The numbers on those lines tell you whether the land slopes up or down and where water naturally flows.
Topographic mapping illustration. Courtesy of Alta Southwest — Topographic Mapping Why it matters:
- Helps determine the best foundation type (slab, crawl space, or walk-out basement)
- Identifies drainage patterns to avoid water pooling around your home
- Guides where to place the house to take advantage of views or avoid low spots
Real-life example: Many customers reach out to us before having a topography survey done, which can lead to costly surprises. One client later discovered—only after purchasing the property—that a large surface water channel ran straight through the site. They had to install a massive swale in front of their home to redirect the water, and it ended up costing a fortune.
Tip: Don’t fight the land. A steep slope is perfect for a walk-out basement, while flat land works best for slab-on-grade. Trying to force a slab on a hillside—or a basement on flat land—will be costly.
3. Trees, Wind, and Light
Sunlight, wind, and vegetation affect comfort and energy efficiency.
Project: Cedar House in Monroe, Maine
In the northern hemisphere, the ideal orientation is:
- South-facing windows to capture winter sunlight and reduce heating costs
- Evergreen trees to the north to block cold winter winds
- Deciduous trees to the south to provide summer shade but allow winter sun through bare branches
Extra tips:
- Avoid placing the home in constant shade unless that’s intentional for cooling
- Consider reflective surfaces (like a pond) to bounce light into the house in winter
- Be aware of large trees close to the home—roots can damage foundations
4. Soil Conditions
Your home’s ultimate support is the soil beneath it. Different soils have different load-bearing capacities.
Building 101: Soil Evaluation For the Right Septic System
Common examples:
- Clay soil (common in Missouri): Poor drainage, expands when wet, contracts when dry—can crack foundations if not managed
- Sandy soil: Good drainage, but may require extra stabilization
- Organic/peat soil: Highly compressible, not suitable for direct foundation without remediation
Tip: A geotechnical engineer can do a soil test before you buy. If your soil is poor, you may need gravel layers, deeper footings, or special foundation designs.
5. Utilities and Infrastructure
The dream of going off-grid is romantic—but most people still want reliable electricity, water, internet, and sewage.
The image by brewbooks- Questions to ask before buying:
- Is there access to electricity? If not, what will it cost to bring it in?
- Is there a municipal water line or will you need a well?
- Is there a sewer hookup or will you need a septic system?
- Is high-speed internet available? (Rural internet can be limited and expensive)
Real-life example: My husband and I once found an amazing piece of raw land at a great price—but when we calculated the cost to bring in a well, septic, and electricity, it equaled one-third of our total construction budget. That made the project completely impractical, and we had to walk away.
6. Bonus Factors to Consider
- Access & Roads: Is there year-round road access? Will snow or heavy rain make it impassable?
- Flood Zones: Check FEMA maps to see if the property is in a flood-prone area—insurance can be costly.
- Proximity to Services: How far are grocery stores, hospitals, and schools? Remote living can mean long drives for essentials.
- Neighborhood Future: Is the area zoned for future development? That peaceful view could turn into a subdivision.
- Noise & Smells: Proximity to highways, railroads, or farms can bring unexpected nuisances.
Final Thoughts
Choosing the right site is more than just finding a beautiful view—it’s about balancing beauty with practicality, legalities, and long-term comfort. Do your due diligence before you buy, and you’ll save yourself time, money, and heartache later.
When in doubt, consult with an architect, surveyor, and local planning department before making an offer. Your dream home deserves the right foundation—literally and figuratively.
