Why Vacant Land with BOHA Is So Hard to
Find in Putnam County
If you’ve been looking for vacant land in Putnam County, you’ve probably run into the same frustrating reality: parcels with Board of Health Approval (BOHA) are rare. And when they do come up, they don’t last long. But why is that? Why is it so hard to find land that’s ready to build on? Let’s pull back the curtain.
1. The Land Was Subdivided Decades Ago
Much of Putnam County’s developable land was carved up in the 60s, 70s, and 80s when zoning regulations and subdivision rules were very different. Many of those lots were sold off without BOHA in place, or approvals were secured but later expired. Today, those older lots may not meet current environmental or septic standards, leaving buyers with raw land that still needs extensive approvals.
2. Septic and Well Challenges
Putnam County, like much of the Hudson Valley, is heavily reliant on private wells and septic systems. The BOHA process involves extensive soil testing, percolation tests, and strict separation distances to ensure safe drinking water and functional waste systems. In some areas, rocky terrain, wetlands, and high water tables make it nearly impossible to secure approval — even on lots that look buildable at first glance.
3. Wetlands and Environmental Protections
Environmental regulations have only gotten stricter over time. Land that might have been buildable 20 years ago may now be restricted by NYS DEC wetlands, buffer zones, or conservation easements. BOHA requires that these factors be addressed before approval is granted, which limits the inventory of lots that can be easily approved today.
4. Tight Inventory, Strong Demand
The few lots that do have BOHA are snapped up quickly. Builders, investors, and end users alike recognize the value of an approved lot — it saves time, risk, and money. As a result, demand consistently outpaces supply, keeping inventory levels painfully low.
5. The Cost and Time to Obtain BOHA
For many owners sitting on raw land, obtaining BOHA is an expensive and time-consuming process. It can involve thousands of dollars in testing, engineering, surveys, and legal work — with no guarantee of success. Some sellers prefer to leave that process to the buyer rather than invest upfront.
6. The Value of BOHA Land
When a parcel has BOHA, it signals that much of the heavy lifting has already been done. For buyers, that means:
Greater confidence in buildability
Faster timelines to start construction
Easier financing
Higher resale value down the road
In short: BOHA-approved land is rare because it requires the perfect mix of location, soil conditions, environmental compliance, and upfront investment. That combination doesn’t happen often — but when it does, savvy buyers need to act quickly.
The Bottom Line
If you're in the market for land in Putnam County, finding a parcel with BOHA is like finding a needle in a haystack. But that’s where working with a land expert makes all the difference. I know where these parcels are — sometimes before they even hit the market — and I can help guide you through the entire process from start to finish.
If you're serious about buying land in Putnam County, let’s talk. The right lot is out there, but timing, preparation, and expert guidance are key.
Why Vacant Land with BOHA Is So Hard to
Find in Putnam County
Call 845-590-5488 M
Thomas Santore
"Real Estate From the Ground Up"
Comments(0)