Buying a piece of land and building your own home is a big dream for a lot of people in Central PA. It can also be one of the best values out there, if you buy the right lot. I spent 27 years in construction and excavating before I got into real estate, and I've seen what happens when people buy ground before checking it. Here's what I look at before anyone I'm working with signs on a lot.

1. Will the ground perc?

If there's no public sewer, you'll need a septic system, and that means the soil has to pass a perc test. In Pennsylvania, the township's Sewage Enforcement Officer (SEO) does the soil probes and perc tests. A lot that fails may need a different kind of system, like a sand mound, or it may not be buildable at all.

If a lot is listed as "perc approved," ask for the paperwork and the date. If it hasn't been tested, I usually suggest making your offer depend on a passing perc test.

2. Where will the water come from?

Most rural lots need a well. Ask neighbors how deep their wells are and how much water they get. In some areas you'll want to know about water quality too.

3. Zoning, setbacks and what you can build

Every township has its own zoning rules: minimum lot size, setbacks from the road and property lines, and what you can build. Before you buy, check:

• That the lot is zoned for a home
• Whether there are deed restrictions or HOA rules
• Whether the lot is already a legal, recorded lot, or still needs to be subdivided
• Whether there are easements, like a power line or a neighbor's right-of-way

4. Getting in: driveway and utilities

A long driveway or a steep bank is worth thinking about early. On a state road, you'll need a Highway Occupancy Permit from PennDOT for the driveway. On a township road, the township issues it. Also check how far the electric line is from where the house will sit. Running power a long way adds to the job, so ask the utility company early.

5. Site work: the costs people forget

This is where my background helps the most. Before you budget for the house itself, think about:

• Clearing trees and brush
• Excavating for the foundation, and any rock you hit along the way
• Grading, drainage and stormwater control
• The septic system and the well
• The driveway and utility trenching

Site work can vary a lot from one lot to the next. A flat, open, perc-approved lot near a road often costs more up front but is usually simpler to build on. Get quotes from local excavators and builders before you settle on a budget.

6. Clean and Green and taxes

Many farm and wooded parcels in Pennsylvania are enrolled in Clean and Green, which lowers the property taxes. If you split off a lot or change how the land is used, there can be rollback taxes for up to the past seven years, plus interest. Find out up front who pays them.

7. Paying for it

Buying land is different from buying a house. Many lenders handle land loans and construction loans differently than a regular mortgage. Talk to a lender early, before you fall in love with a lot. If you need help finding a lender who does land and construction loans, I can help with that.

Where to look in Central PA

I find good building lots and acreage in the townships around Schaefferstown, Jonestown, Myerstown and northern Lebanon County. I also look in parts of Lancaster, Berks, Dauphin and Schuylkill Counties. Prices and rules vary from township to township, so it helps to have someone who knows the ground.

Thinking about buying land?

Have more questions? See the answers to what Central PA buyers and sellers ask most on my Central PA Real Estate FAQ page.

I'm always available. Call or text me at (717) 203-2383 or email rod@property-dream.com. I'll walk the lot with you and point out anything obvious before you make an offer.

Iron Valley Real Estate of Lebanon | 717-769-2986

Rod Martin, Iron Valley Real Estate

Related: Living in Jonestown, PA · Living in Schaefferstown, PA · Buying a Home in Lebanon County, PA