Buying land in Virginia with the intent to build a home is an exciting opportunity—but it also comes with critical decisions. Not all lots are created equal, and choosing the wrong one can lead to costly surprises. To help you make the best decision, here’s a detailed guide on what to look for when evaluating a lot for home construction.

Location: The Most Important Factor

The old real estate saying, “Location, location, location,” holds true, especially when buying land for a home. Consider:

  • Proximity to Work, Schools, and Amenities – Is the lot near grocery stores, schools, hospitals, and major highways?  Are you comfortable commuting to work?
  • Neighborhood Development – Are there similar homes being built nearby? Is the area growing in value?  If you are considering a more rural location, check to see if anything is zoned commercial.
  • Traffic and Accessibility – Is the lot easy to access year-round? Check road conditions and future development plans.

💡 Pro Tip: Even if a lot seems perfect now, research future development projects that might impact its desirability.

Zoning and Land Use Regulations

Before purchasing, verify that the lot is zoned for residential construction. It can be challenging and time consuming if not impossible to change zoning from residential to commercial.

Key Things to Check:

  • Zoning Laws – Some lots may have restrictions that prevent residential builds.
  • Easements and Right of Ways – Are there shared access roads or utility easements that could impact your home’s footprint?
  • Homeowners Associations (HOA) – If the lot is within a community, there may be building guidelines to follow.

💡 Pro Tip: Contact the local zoning office or work with a real estate agent who specializes in land transactions to avoid zoning surprises.

Soil and Land Condition

Not all land is buildable. Soil conditions can impact your foundation, septic system, and overall construction costs.

Important Considerations:

  • Soil Testing (Perc Test) – A percolation test determines if the soil can support a septic system.
  • Drainage & Flood Zones – Does the lot sit in a floodplain? Poor drainage can lead to foundation problems. Building in a flood zone also faces the challenge of increased home insurance costs and construction upgrades.
  • Topography – Flat lots are usually easier to build on than sloped or rocky terrain.

💡 Pro Tip: Buyers looking at land in Virginia have the ability to investigate whether the lot will be suitable for their building purposes as part of the purchase contract.  If the land will not support the home you wish to build, buyers are able to exit the contract.

Utilities and Infrastructure

Check whether essential utilities are available on the lot or if you’ll need to bring them in.

Key Utilities to Check:

  • Electricity – Is power available nearby, or will you need to install poles or underground wiring?
  • Water & Sewer – Does the lot have access to municipal water and sewer, or will you need a well and septic system?
  • Internet & Cell Service – Some rural areas in Virginia have limited internet access, which can be a dealbreaker.

💡 Pro Tip: Contact the local utility companies for estimates on bringing services to the property before finalizing your purchase.  Not only can you learn more about the costs, but you may also be able to discover when the utility company can actually come to the property.

Environmental and Legal Restrictions

Environmental regulations can impact your ability to build, especially in areas with protected land or endangered species.

Things to Watch For:

  • Wetlands & Conservation Easements – Some properties have protected areas that can’t be developed.
  • Historic Districts or Archeological Sites – Special permits may be required if the land has historical significance.
  • Tree Removal & Land Clearing Restrictions – Some counties require permits before clearing land for construction.

Property Boundaries and Surveying

A professional land survey ensures you know exactly what you’re buying.  Hired by the buyers, the survey will mark the boundaries of the property.

Why a Survey Matters:

  • Confirms Lot Size and Boundaries – Avoid disputes with neighbors over property lines.
  • Identifies Encroachments – A survey reveals if other properties or roads cross into your land.
  • Provides a Site Plan for Construction – Knowing the lot’s exact layout helps with house placement.

💡 Pro Tip: Never rely solely on old deeds or verbal agreements. Getting an updated land survey before closing is the best way to clearly know the property boundaries.

Cost of Preparing the Lot for Construction

Raw land often requires preparation before building can begin.  The cost for land prep can vary depending on the land itself and the construction company doing the work.

Common Land Prep Costs:

  • Clearing trees and debris – Costs vary depending on density and acreage.
  • Grading and Leveling – Sloped lots may need expensive excavation work.
  • Installing Driveways and Access Roads – Rural lots may require additional infrastructure.

💡 Pro Tip: Factor in these hidden costs when budgeting to ensure the lot remains within your financial plans.

8. Financing and Purchasing Considerations

Buying land in Virginia requires a different financing approach than purchasing an existing home.

Financing Tips:

  • Land Loans vs. Traditional Mortgages – Many banks require higher down payments for land purchases if the bank is able to loan money for land. Many do not have available loans.
  • Seller Financing Options – Some sellers offer direct financing to buyers.
  • Construction Loans – If you plan to build immediately, consider a construction-to-permanent loan.

💡 Pro Tip: Work with a lender experienced in land purchases to find the best financing options.

Ready to Find the Perfect Lot? Let’s Talk!

Buying land is a major investment, and I’m here to help you navigate the process with confidence.

📞 Call 540-360-5166 or Email [email protected] for a free land consultation!