The Land Test: Five Questions to Ask
Before You Ever Buy a Lot
In our last post, we talked about land as the first chapter of every dream home—the quiet decision that determines everything that follows.
But how do you actually know when a piece of land is worth it?
Too many buyers fall in love with the view or the price tag—only to find out later that the lot can’t be built on, needs $75,000 in site work, or will take years to get approvals.
So before you buy a parcel and start dreaming in blueprints, run it through The Land Test. These five questions could save you time, money, and a massive headache:
1. Is it BOHA approved—or will it be?
If you’re in Putnam or Northern Westchester, chances are you're dealing with private septic and wells. A Board of Health Approval (BOHA) is more than a formality—it's your green light to build. Without it, you're gambling.
2. How steep is too steep?
A beautiful hillside lot might seem like a perfect perch for a home—until you bring in a builder. Grading, retaining walls, blasting rock—it adds up. Know your slope percentage, and what local code allows for disturbance.
3. Are utilities nearby—or miles away?
No power. No water. No gas. That can mean tens of thousands just to get your lot functional. Always check where the nearest connection points are, and factor that into your budget.
4. What’s really buildable?
Don’t just look at acreage. Wetlands, setbacks, easements, and conservation overlays can reduce a 3-acre lot to a 1-acre build site—or less. That’s where boots-on-the-ground experience matters.
5. What does the town say?
Each town has its own rules, quirks, and process. Some are developer-friendly. Others? Not so much. Zoning boards, planning commissions, ARB reviews—they all impact your timeline and bottom line. I’ve seen it all, and I’ll tell you what’s coming before you’re knee-deep in surveys and soil tests.
The bottom line:
The best land deals aren’t found—they’re vetted. You don’t need just a lot. You need a launchpad for your plans. I specialize in helping buyers understand what’s possible—not just what’s listed.
So if you’ve been dreaming of land, don’t go it alone. Let’s walk it together, test it, and make sure the first chapter of your dream is written right.
The Land Test: Five Questions to Ask
Before You Ever Buy a Lot
Call me to discuss your search for LAND
845-590-5488
Tom Santore
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