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Tips for Buying Unimproved Land

When the inventory gets tight, many home purchasers turn their attention to new construction opportunities. Buying a lot and building can be an easier proposition than you may think. Here are several tips for buying LAND and avoiding some headaches!

 

  1. GET A TOPO MAP

 

Before you even get in the car to drive by the lot or parcel, get a copy of a local topo map which will give you the elevations of land in your area. The contour lines indicate the elevation of a property – the closer they are together, the steeper the slope whereas the further they are apart, the flatter the land will be.  There are some great websites online where you can find the topography of a parcel and many times, the geographic information system (GIS) for your county or city should have this data. Some parcels of land aren’t buildable thanks to areas of critical slope, marshy low areas, or stream buffers that exist next to waterways.

 

 

  1. RESEARCH THE LAND

 

Many parcels of land have been carved up over time and have some interesting shapes and sizes. It is always a good idea to look at a parcel on the local GIS to get an idea of the overall shape. Maybe the parcel is landlocked within another parcel, maybe it doesn’t have an access point on a public or private road and has an easement running across another parcel. The parcel could have a body of water on part of the acreage or have critical slope that makes the parcel unbuildable. When you go under contract, you certainly want to have a title search done by a closing company or closing attorney. This will yield any liens on the land. You will also want to get a recent plat or survey. If the survey is old, then it is a good idea to get a new one as part of your escrow process. Does the parcel already have any existing infrastructure on it like a well or a septic system? If so, this may save you several thousand dollars of preparation costs that you can put back into your new home. In addition, is the parcel mainly wooded or is it cleared pasture land – a clear lot could potentially save you on excavation costs as your project is getting underway.  Have your REALTOR guide you through what other questions to ask.

 

  1. THINK ABOUT YOUR SITING

 

Even before you pull the trigger on putting an offer together on a parcel, you should give serious thought and research to your home site. Is it feasible to put the house where you want it to be on the land? How are you going to take full advantage of the views, privacy, how the sun moves across the sky, and most important where your driveway is located. A long driveway can add thousands of dollars to your project very quickly. If you have to cross any waterways with your entrance or driveway, you will more than likely have to get county approval. It is a good idea to get your builder involved in this process before you make an offer on the land.

 

  1. INCLUDE CONTINGENCIES TO PROTECT YOUR INVESTMENT

 

Make sure you protect yourself with some contingencies in your land offer. You don’t want to get stuck owning a piece of land that doesn’t sustain the house that you want to build. You should always include a study period which allows a soil engineer to test the land and ensure that it will perc for a drainfield. You should include a stipulation which gives you the option to drill a well and have a minimum gallons per minute that is appropriate for the neighborhood or topography. If you are in a neighborhood that has a Homeowner’s Association with an Architectural Review Board (ARB), you should ensure that your house plan will be accepted by them as a part of your land contract. There should be a contingency which asks for the transportation department and county approval of your driveway. These are just a few of many different contingencies that you could include to ensure that you have a great piece of land.

 

If you’re thinking about buying land this market cycle, don’t hesitate to reach out to our team! We’d love to give you even more great guidance on this process!

 

-Josh White, Realtor® and Sales Partner | Story House Real Estate


Posted on February 7, 2019

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    Jul 15

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    ✨ When you work with Josh, you’re getting more than just a skilled negotiator — you’re getting a trusted advocate who’s focused on protecting your bottom line and making the smartest financial moves possible.

Lauren S. said it best:

“Josh built complete trust with us… and was focused on making sure we didn’t leave any money on the table during the negotiation process.”

That kind of advocacy doesn’t happen by accident — it comes from deep expertise, constant communication, and a genuine commitment to doing what’s best for the client at every step. At Story House, we believe your real estate decisions should be guided by someone who cares about the outcome just as much as you do. Josh embodies that — and it’s why his business has continued to grow organically almost entirely through repeat and referral clients.

#CharlottesvilleRealEstate #CentralVirginiaHomes #RealEstateNegotiation #TrustedAdvisor #StoryHouseDifference #ClientFirstAlways @joshwhite_shre
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    Jul 15

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    COMING SOON | 🏠 1411 Chesapeake Street Charlottesville VA 22902 | MLS #666885 | $546,000 | 🛏️ 5 bed 🛁 4 full| 🎉 

Welcome to 1411 Chesapeake Street, a unique opportunity in the heart of Charlottesville! Whether you're an investor or a homeowner with a knack for DIY, this property offers incredible potential. Situated with road frontage on Chesapeake and Short 18th Street, this home boasts a prime city location. The main level features 3 bedrooms and 2 full baths, leading to a spacious attached workshop—perfect for storage, hobbies, or even a small business. But that’s not all. 

The property includes two basement apartments that, with a little TLC, could become excellent income-generating units. Imagine the possibilities: live upstairs while renting out the lower units, or transform the entire property into a lucrative investment. Don’t miss this chance to create something truly special.

 📩 Email showings@storyhouseRE.com with questions!

 #Charlottesvillerealestate #StoryHouseRealEstate #StoryHouseRE #startyournextstory #comingsoon #Charlottesville #StartYourStoryWithUs
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    Jul 15

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    COMING SOON | 🏠 40 E Jack Jouett Road Louisa VA 23093 | MLS #666881 | $500,000 | 🛏️ 3 bed 🛁 2 full/1 half | 🎉 OPEN HOUSE Sunday, July 20th from 11 AM - 1 PM!

This thoughtfully renovated home offers modern comfort in a quiet Louisa County setting—perfectly positioned for an easy commute to bothCharlottesville and Richmond. Inside, you’ll find beautiful hardwood floors throughout and a stylishly updated kitchen with sleek finishes, ample storage, and room together. The spacious primary suite features double vanities and a walk-in closet, while a flexible main-level room easily serves as a 4th bedroom, home office, or home gym. And for pet lovers—the entire property is fully fenced, front and back!

 📩 Email showings@storyhouseRE.com with questions!

#Charlottesvillerealestate #StoryHouseRealEstate #StoryHouseRE #startyournextstory #comingsoon #Charlottesville #StartYourStoryWithUs
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    Jul 11

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    🚨 Welcome to REAL, Ryan! 🚨 

Please help me give a warm welcome to @ryanburksrealtor, one of the newest additions to our REAL family!

Ryan is a seasoned agent in Waynesboro, VA, with a background in homebuilding and a true heart for helping people navigate their real estate journey. We first connected at a conference years ago, and since then, Ryan’s been a familiar face—showing up to classes, webinars, and implementing what he’s learned. 🙌🏼

When he reached out recently for mentorship and alignment with REAL, I was deeply honored. It’s agents like Ryan—committed, community-driven, and collaborative—who are helping us grow something really special in the Shenandoah Valley and beyond.

✨ Stay tuned as we announce even more incredible agents joining our REAL crew this month!

Curious why so many top agents are making the move to @realbrokerage?
Wondering if now is the time to align with a modern brokerage model that actually works for you?

📩 DM me—I’d love to share more.

#WelcomeToREAL
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    Jul 11

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    JUST LISTED | 🏠 824 Nassau Street Charlottesville VA 22902 | MLS #666775 | $299,000 | 🛏️ 4 bed 🛁 2 full bath | 🎉 OPEN HOUSE Saturday, July 12th from 11 AM - 1 PM!

This 4-bedroom, 2-bath attached home offers an open main level with a spacious kitchen and living area that’s perfect for entertaining. A convenient first-floor bedroom adds flexibility for guests, a home office, or multi-generational living. 

Upstairs, you'll find three additional bedrooms, a full bathroom, and a laundry room— 2 bedrooms have been freshly painted! Whether you’re looking to walk to your favorite Belmont restaurants or grab a quick coffee downtown, this location can’t
be beat. 

 📩 Email showings@storyhouseRE.com with questions!

 #Charlottesvillerealestate #StoryHouseRealEstate #StoryHouseRE #startyournextstory #comingsoon #Charlottesville #StartYourStoryWithUs
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