1. Should I Buy Land?

Should I Buy A Challenging Piece of Land?

(forge or follow) Landscape Legacy Building for the Future vs. "Now" Comfort.
(worth it) Uniquely Extraordinary: Why Buying a Challenging Site is so Rewarding
(cost) Why Buying a Challenging Lot Can Save You Money
(easier + time) Why Challenging Sites Offer A Streamlined Path to Land Ownership
(risk) The Hidden Advantage of Buying a Challenging Lot: The Safer Choice?
(green) Embracing Tough Terrain For Sustainable Living

01

LANDSCAPE LEGACY: BUILDING FOR THE FUTURE VS. "NOW" COMFORT

TLDR: The decision of whether to buy a challenging site or an existing home is a personal one. There is no right or wrong answer, and the best option for you will depend on your individual needs, preferences, and budget. Buying an existing home affords you the convenience of moving in right away, the lack of construction hassle, and the ability to see exactly what you're getting (assuming you have a good inspector!). However, those looking for a truly unique and personalized home in a one-of-a-kind setting then there is really no comparison.

(forge or follow)

You're standing at a fork in the road. The decision whether to buy a piece of land, a challenging on at that, to build your dream home or to buy an existing home is a big decision that can have a significant impact on your life. Both options have their own advantages and disadvantages, and the best choice for you will depend on your individual needs, preferences, and budget.

***(Unless you've already decided to travel on the road less traveled and are already in possession of your property, in which case, proceed to Section 02.) ***

The allure of buying an existing home is undeniable. The convenience of moving in right away, the lack of construction hassle, and the ability to see exactly what you're getting can be very appealing. However, for those looking to create a truly unique and personalized home, building on challenging land offers a number of advantages that traditional home buying simply cannot match.

Challenging land refers to land with unique characteristics that make it more difficult to build on, such as wetlands, waterfronts, and steep slopes. While these characteristics may seem like drawbacks, they can actually be a blessing in disguise, offering a number of benefits that can make building your dream home a more rewarding experience.

Let's go quickly over the pros and cons of:

Building a new custom home on a Waterfront, Steep Slope, or Wetland site
Buying an existing home.

Pros of Building on a Challenging Site:

Uniqueness: Challenging sites often offer stunning views and unique features that cannot be found on traditional lots. This allows you to create a truly one-of-a-kind home that is perfectly integrated into the natural surroundings.
Sustainability: Building on a challenging site presents an opportunity to embrace sustainable living practices and minimize your environmental impact. For example, you can design your home to take advantage of natural light and ventilation, incorporate recycled materials into the construction, and install rainwater harvesting systems.
Flexibility: When you build your own home on a challenging site, you have the flexibility to create a space that is perfectly tailored to your needs and preferences. You can choose the exact size, layout, and features you want, without being limited by the constraints of an existing home. This is especially valuable for growing families or those with unique needs.
Financial Benefits: Challenging sites are often priced lower than traditional lots, making them a more affordable option for homebuyers. Additionally, the lower upfront cost can free up resources for other aspects of the construction process, such as using higher-quality materials and finishes.
Legacy: Building a home on a challenging site is an opportunity to create a lasting legacy for your family and future generations. Your home can become a cherished landmark in the community, a place where you and your loved ones can gather to create memories and enjoy the beauty of nature for years to come.

Cons of Building on a Challenging Site:

Increased Complexity: Building on a challenging site can be more complex and time-consuming than building on a traditional lot. The unique characteristics of these sites often require specialized design and construction techniques. It is important to work with experienced professionals who have the expertise to navigate the challenges and create a safe and sustainable home.
Higher Upfront Costs: While the upfront cost of purchasing a challenging site may be lower than a traditional lot, the overall construction costs may be higher due to the need for specialized design and construction techniques. It is important to carefully factor in all costs when budgeting for your project.
Longer Timeline: The construction timeline for a home on a challenging site may be longer than for a home on a traditional lot due to the additional planning and engineering required. It is important to be patient and realistic when planning your project.

Pros of Buying an Existing Home:

Convenience: Buying an existing home can be a more convenient option than building your own home. You can typically move into an existing home much sooner than a newly built home. Additionally, existing homes often come with appliances and other features that you would need to purchase separately for a new home.
Less Stress: Buying an existing home can be less stressful than building your own home. You don't have to worry about the complexities of the construction process, and you can see the finished product before you make an offer.
Lower Upfront Costs: The upfront cost of buying an existing home is typically lower than the cost of building a new home. This can be a major advantage for first-time homebuyers or those on a tight budget.

Cons of Buying an Existing Home:

Lack of Customization: Existing homes come with their own unique features and characteristics, some of which you may not love. You may have to compromise on certain aspects of the home in order to find one that fits your budget and needs.
Maintenance Costs: Existing homes typically require more maintenance and repairs than new homes. This is because the home has already been lived in and may need some updating or repairs.
Hidden Problems: Existing homes may have hidden problems that you may not discover until after you move in. These problems can be costly to repair and can cause headaches for new homeowners.

Here are some additional factors to consider when making your decision:

Your lifestyle: Do you enjoy spending time outdoors? Are you interested in sustainable living? Do you have any unique needs or preferences that would be difficult to accommodate in an existing home?

If you're still interested in building a brand new custom home for yourself then read on!

02

UNIQUELY EXTRAORDINARY:
WHY BUYING A CHALLENGING SITE IS SO REWARDING

TLDR: Embracing the unconventional and venturing into the world of challenging sites can lead to a truly rewarding and enriching land ownership experience. These unique parcels offer a canvas for architectural creativity, sustainable design, and personalized expression. They hold the potential for creating a truly special connection with nature, fostering a sense of community, and providing a sanctuary for peace and renewal. Embrace the challenges, unleash your imagination, and embark on a journey of discovery that will transform a challenging site into a cherished and valuable piece of land.

(worth it)

The Puget Sound region, with its captivating landscapes and vibrant communities, beckons those seeking a life in harmony with nature. While traditional plots offer a straightforward path to homeownership, challenging sites, such as wetlands, waterfronts, and steep slopes, present a world of untapped potential. These unique parcels of land, often overlooked amidst the abundance of conventional options, hold the key to creating truly distinctive and rewarding living spaces.

Embracing the Unconventional

Challenging sites, with their inherent characteristics and diverse ecosystems, provide a canvas for architectural creativity and sustainable design. Imagine a home seamlessly integrated into a wetland ecosystem, fostering a harmonious coexistence between human habitation and nature. Or envision a residence perched atop a scenic slope, offering panoramic views of the surrounding landscape. Challenging sites encourage innovation and inspire out-of-the-box thinking, transforming land into a masterpiece of architectural ingenuity.

Sustainability at the Forefront

Building on a challenging site presents an opportunity to embrace sustainable living practices and minimize environmental impact. The unique topography and natural features of these sites often necessitate eco-friendly design solutions. You can harness natural light and ventilation to reduce energy consumption, utilize recycled materials in construction. Building on a challenging site becomes a commitment to environmental stewardship, creating a home that is as beautiful as it is sustainable.

A Personalized Canvas

Traditional sites often come with limitations and predetermined layouts, restricting your ability to create a truly personalized space. Challenging sites, on the other hand, offer a blank slate for architectural expression. You have the freedom to design a home that perfectly reflects your individual tastes, lifestyle preferences, and aesthetic sensibilities (have you read yet that we include complete architectural services for free as part of our services?). Whether you envision a modern masterpiece with sleek lines and expansive windows, or a cozy retreat with traditional charm and natural accents, challenging sites provide the flexibility to realize your dream home.

Tight-Knit Communities

The majority of challenging sites are often found in rural or semi-rural areas, fostering a strong sense of community among residents. (Yes, there are challenging sites for sale in Seattle or Bellevue but these tend to be on a sheer cliff face.) Neighbors come together to support one another, sharing knowledge, resources, and a deep appreciation for the unique environment they call home. Building on a challenging site allows you to become an integral part of this close-knit community, fostering meaningful connections and contributing to the collective spirit of the area.

Personal Replenlishment

Challenging sites, with their distance from urban bustle and proximity to nature, offer an unparalleled quality of life. The serene surroundings provide a haven for relaxation and rejuvenation, allowing you to escape the daily stresses and immerse yourself in the tranquility of nature. Imagine waking up to the gentle sounds of birdsong, gazing upon breathtaking vistas, and breathing in the crisp, clean air. Building on a challenging site becomes an investment in your well-being, creating a sanctuary where you can unwind, reconnect with nature, and find true peace.

A Journey of Discovery and Personal Growth

Building on a challenging site is not merely a land acquisition; it is a transformative journey of discovery and personal growth. You will collaborate with skilled land use experts, architects (us, hopefully!), and engineers, each bringing their expertise to the table. Together, you will navigate the unique aspects of your challenging site, embrace innovation, and witness the evolution of your dream property from concept to reality. The process will undoubtedly be demanding, but the rewards will far outweigh the effort, leaving you with a sense of accomplishment and a land that reflects your unique vision and commitment to sustainability.

03

WHY BUILDING A CHALLENING LOT CAN SAVE YOU MONEY

TLDR: By opting for a challenging site, you gain financial freedom and flexibility that may be out of reach with traditional lots. The lower upfront costs, reduced mortgage burden, simplified development process, and tax benefits allow you to allocate your resources more effectively, pursue other financial goals, and enjoy the benefits of owning land without the overwhelming financial constraints. This financial flexibility empowers you to make decisions that align with your vision for developing the land in a way that reflects your unique style and preferences.

(expensive)

The Puget Sound region, with its captivating landscapes and vibrant communities, beckons those seeking a life in harmony with nature. While traditional plots offer a straightforward path to homeownership, challenging sites, such as wetlands, waterfronts, and steep slopes, present a world of untapped potential. These unique parcels of land, often overlooked amidst the abundance of conventional options, hold the key to unlocking significant financial savings and long-term investment opportunities.

Lower Upfront Costs and Mortgage-Free Ownership

Challenging sites are often priced lower than traditional lots in comparable locations. This is due to several factors, including their perceived difficulty in developing and the potential need for specialized construction techniques or equipment. For financially astute buyers, these lower prices present an opportunity to acquire land at a fraction of the cost of traditional lots. Moreover, the lower cost of challenging sites can often eliminate the need for a land loan. This means you can avoid the burden of high-interest monthly mortgage payments, freeing up your finances for other investments or expenses. Owning your land outright provides greater financial flexibility, peace of mind, and the ability to tailor your development plans to your specific needs and preferences.

Simplified Development Process and Reduced Planning Costs

Challenging sites often require less upfront planning and documentation compared to traditional lots. This is because the unique characteristics of these sites often necessitate site-specific development plans that are tailor-made to the terrain and environmental factors. By avoiding the need for extensive pre-development planning and documentation, you can save time, money, and effort. Additionally, challenging sites may not require the same level of detailed site plans and engineering studies as traditional lots, further reducing planning costs.

Potential Tax Advantages and Reduced Annual Expenses

Depending on your location and the specific conditions of the land, you may be eligible for property tax reductions or exemptions. This is because these types of land are often considered to be less valuable for development due to their unique characteristics. Moreover, the lower cost of acquiring challenging sites often translates into lower property taxes and associated annual expenses, such as homeowner's insurance and maintenance costs.

In some cases, you may be able to claim a tax deduction for the cost of improvements made to a challenging site, such as the construction of retaining walls or the installation of drainage systems. This can further reduce the overall cost of ownership. Some lots are classified as Forest or Timberland, which have very low property taxes, which is very beneficial while you prepare the site for your home. Do note that the tax assessed value on land includes: waterfront access (if any), views, and road access, and is reassessed every 6 years.

Lower tax examples of owning a challenging site:

Reduced property taxes: In some jurisdictions, challenging sites may be assessed at a lower value than traditional lots. This can lead to lower property taxes.
Conservation tax credits: Some states offer tax credits to landowners who conserve natural resources on their property. This could include wetlands, forests, or open space.

Capital Appreciation Potential and Long-Term Investment Value:

Despite their initial lower cost, challenging sites can offer significant capital appreciation potential. As the Puget Sound region continues to grow and demand for land increases, the value of these unique parcels is likely to rise. This makes investing in a challenging site a potentially lucrative venture. The combination of lower upfront costs, reduced ongoing expenses, and potential for increased property value makes challenging sites an attractive long-term investment opportunity.

Reduced Time = Reduced Escalation Costs:

By finding a suitable site quickly and starting construction as soon as possible saves considerable money on the "escalation" line item on any construction budget. Escalation is basically construction costs going up with inflation. Especially in this decade of inflationary uncertainty, getting your home built as soon as possible can save considerable sums of money. According to industry projections, the average construction cost escalation rate for a single-family home in the United States is expected to increase by 4.3% - 5.4% per year. This means that the cost of building a $2 million house today is expected to increase by an average of $86,000 - $108,000 over the next year.

04

WHY CHALLENGING SITES OFFER A STREAMLINED PATH TO LAND OWNERSHIP

TLDR: Building on a challenging site is not for the faint of heart. It requires careful planning, collaboration with experienced professionals, and an unwavering commitment to overcoming obstacles. But for those who embrace the challenge, the rewards are immense. By successfully navigating the unique aspects of a challenging site and bringing your dream home to life, you'll have the satisfaction of creating a truly distinctive and bespoke residence, a testament to your vision, perseverance, and appreciation for the unconventional beauty of nature.

(easier + time)

As a Realtor, I've had first hand experience trying to assist buyers in their search for the perfect piece of land to build their dream home. Buyers often spend years waiting for that elusive parcel of land, only to find themselves facing fierce competition, exorbitant prices, and potential hidden issues; thus winding up empty handed in the same time they could have built and moved into their challenging site custom home.

The truth is, these coveted vanilla lots, with their flat terrain and straightforward development process, (perfect for that predesigned internet home!) are becoming increasingly scarce and fiercely contested. The demand for these prime parcels far exceeds the supply, leaving many buyers feeling discouraged and resigned to a lengthy wait.

But what if I told you that there exists a vast, untapped market of land that could have you living in your dream home in a fraction of the time you might expect? Challenging sites, such as wetlands, waterfronts, and steep slopes, often get overlooked by buyers due to their unique characteristics and the perceived complexities associated with developing them. However, these sites, when approached with the right mindset and expertise, offer a number of hidden advantages that can make the building process easier and quicker than you might think.

Don't Buy Stale Leftovers

Builders, who rely on a steady stream of buildable lots to stay in business, thoroughly examine every single property that comes on the market. They need to quickly identify any potential issues or red flags that could hinder construction before someone else gets it under contract. Oftentimes they are already familiar with a particular area, so they are able to determine if a property's topography, zoning, setbacks, soil conditions, access points, and any potential environmental concerns would prohibit them from making a quick buck. Don't be a sucker and always assume there's something wrong with the land, seemingly simple or not.

Less Competition, More Options - A Buyer's Advantage

Challenging sites, due to their perceived complexities and specialized development requirements, typically face less competition from builders and other buyers. This is a significant advantage for discerning homeowners, as it allows them to explore a wider selection of properties without the intense competition often associated with traditional lots. With more options at their disposal, buyers can carefully select the challenging site that perfectly aligns with their vision, lifestyle, and aesthetic preferences.

Identifying Red Flags Early On

Engaging an experienced builder who can assess a challenging site's potential and identify potential red flags early on is crucial to minimize risks and maximize the chances of a successful development. Our expertise lies in guiding* clients towards properties with the highest potential for successful development, ensuring a smooth and rewarding journey from land selection to homeownership.

With our expertise in identifying hidden gems among challenging sites, we help our clients save valuable time and money. By carefully assessing the suitability of each property, we eliminate the need to sift through numerous unsuitable properties and reduce the number of costly subsurface investigations required. Our discerning eye ensures that our clients only pursue land that offers genuine potential, maximizing their investment and minimizing the risk of surprises down the road.

*FREEBIE BONUS: We help you pick out a site.

We will physically come out to your top THREE sites and give you our expert opinion. THIS IS A TOTALLY FREE SERVICE. NO CONTRACT REQUIRED. (Limited to 3 in-person site visits per customer) (Currently Limited to Pierce, Kitsap, Mason Counties)

Permitting: A Clear Path Forward

While challenging sites may require specialized permits for development, the permitting process itself is often well-defined and streamlined. Local governments, having gained valuable experience in dealing with challenging site development, have established clear guidelines and procedures for obtaining the necessary permits. This streamlined process provides greater certainty for buyers and reduces the potential for delays or roadblocks during the development phase.

Building Efficiency in Unconventional Settings

Contrary to popular belief, construction on challenging sites doesn't necessarily take longer than on traditional lots. This misconception often stems from the unique construction techniques employed in these environments. Here in the Pacific Northwest, we've developed well-established methods for tackling the challenges posed by waterfront lots, steep slopes, and wetlands. In some cases, building components or even entire sections of a home can be prefabricated off-site and then assembled on-site, expediting the construction process. Ultimately, it's site accessibility is the primary factor determining construction timelines, not how challenging the conditions are pre se.

05

THE HIDDEN ADVANTAGE OF BUYING A CHALLENGING LOT: WHY IT MAY BE THE SAFER CHOICE

TLDR: Contrary to popular belief, buying a challenging lot for your dream home can be a wiser choice than opting for a seemingly perfect one. Challenging lots necessitate expert guidance, thorough due diligence, and transparency, leading to a smoother construction process and a home that truly reflects your lifestyle. The feasibility period and deferred earnest money payment options further safeguard your investment. With careful planning and the right team, a challenging lot can be transformed into a hidden gem, offering unique features and potentially higher resale value. Remember, building on a challenging lot is not about overcoming obstacles; it's about creating a home that reflects your aspirations.

(risk)

When it comes to buying land for your dream home, a "challenging" lot might not be the first thing that comes to mind. Visions of hidden costs, unforeseen obstacles, and endless delays might make you think twice about a property that doesn't fit the picture-perfect image of a flat, level building site.

However, what if we told you that buying a challenging lot could actually be a safer choice than buying a vanilla one? While it might seem counterintuitive, there are several reasons why a challenging lot can be a surprisingly sound investment.

Expert Guidance from the Start
Building on a challenging lot forces you to get the right expertise involved from the very beginning. This proactive approach helps to identify potential issues early on and develop strategies to address them effectively, minimizing the risk of surprises and ensuring a smoother construction process. Something that gets overlooked when buying a seemingly "simple" property.

Thorough Due Diligence

Challenging lots demand a more rigorous due diligence process, which can uncover potential problems that might have been overlooked on a vanilla lot. This comprehensive assessment helps you make an informed decision and avoid costly mistakes down the road. A comprehensive due diligence process should encompass a wide range of considerations, including:

Site Assessment: A thorough evaluation of the site's topography, soil conditions, drainage patterns, and access points is essential to determine the feasibility of construction and identify any potential geotechnical challenges.
Environmental Review: An assessment of the site's environmental history, including potential contamination, wetlands, or endangered species habitats, is crucial to ensure compliance with environmental regulations and avoid costly remediation efforts.
Utility Availability: Verifying the availability of essential utilities, such as water, sewer, electricity, and gas, is essential to avoid costly infrastructure installations and ensure the livability of your future home.
Building Restrictions: Carefully reviewing any zoning restrictions, easements, or covenants governing the property is crucial to ensure that your desired construction plans are permissible and avoid potential conflicts with neighbors or local authorities.
Historical Records: Examining historical records, including previous construction plans, permits, and inspections, can provide valuable insights into the site's history and potential structural issues.

Transparency and Open Communication
When dealing with a challenging lot, there's a greater emphasis on transparency and open communication between you, your architect, and your builder. It's even easier when dealing with only party! Us! No needless back and forth and unseen emails. This collaborative approach ensures that everyone is on the same page and that any concerns are addressed promptly and effectively.

Hidden Gems and Building Value
Challenging lots often come with hidden gems, such as stunning views, unique natural features, or access to waterways or other natural amenities. These added benefits can increase the value of your property and create a truly special living experience. As the saying goes, one man' trash is a other man's treasure.

Reducing Risk with Tear-Downs
Consider looking for tear-downs on challenging lots. These properties, where existing structures are demolished to make way for new construction, offer several advantages. Firstly, tear-downs provide clear access to the site, eliminating the need for extensive clearing or grading (or worrying about lack of access!). Secondly, existing utilities will have already been brought to the property, making things just a little quicker and cheaper. Well and septic issues are common for tear downs, but are on a case by case basis.

The Feasibility Period - Your Safety Net
A crucial aspect of buying a challenging lot is understanding the feasibility period. This period, typically 30 to 60 days, is built into the purchase contract and allows you to thoroughly evaluate the site and its suitability for your project. During this period, you can conduct comprehensive inspections, consult with experts, and assess any potential obstacles.

A Clever Trick - Deferred Earnest Money
To further protect your financial interests, consider negotiating a deferred earnest money payment. With this arrangement, you won't have to pay the earnest money deposit until the feasibility period has ended. This gives you the freedom to back out of the purchase without losing your money if you find something you don't like or want to deal with.

So, if you're considering buying a lot for your dream home, don't be afraid to explore challenging properties. With the right expertise and a proactive approach, you might discover a hidden gem that offers a more secure and rewarding investment than a vanilla lot.

Remember, building on a challenging lot isn't about overcoming obstacles; it's about creating a home that reflects your unique lifestyle and aspirations. With careful planning, creative design, and the right team of experts by your side, you can transform a challenging lot into the home of your dreams.

06

EMBRACING TOUGH TERRAIN FOR SUSTAINABLE LIVING

TLDR: Embracing challenging sites for homeownership is a path to creativity, individuality, and environmental sustainability. By carefully planning, designing, and constructing your home on a challenging site, you can minimize your impact on the environment, preserve natural ecosystems, and create a legacy of sustainability for future generations.

(green)

Sustainable Living: Embracing Challenging Sites for a Greener Future

In an era of heightened environmental consciousness, the desire for sustainable living has become a driving force for many individuals and families. As we seek ways to minimize our impact on the planet, the choices we make regarding our homes play a significant role. While traditional, cookie-cutter homes may seem appealing, they often come with a hidden environmental cost. Challenging sites, such as wetlands, waterfronts, and steep slopes, offer a unique opportunity to create truly sustainable homes that harmonize with nature.

Preserving Natural Ecosystems:

Challenging sites often possess unique ecosystems that play a vital role in maintaining the health of the environment. Wetlands, for instance, act as natural filters, purifying water and providing habitat for diverse wildlife. Wetlands also play a crucial role in flood control and stormwater management. Waterfronts offer opportunities to restore riparian zones, protecting shorelines and reducing erosion. Riparian zones provide habitat for fish and other aquatic life, while also filtering pollutants from runoff. Steep slopes, when developed responsibly, can preserve natural habitats and prevent soil erosion. By carefully planning and designing homes on challenging sites, we can minimize the impact on these delicate ecosystems and preserve their valuable functions.

Minimizing Construction Footprint:

Building on challenging sites often necessitates innovative design solutions that minimize the impact on the surrounding environment. This can involve utilizing smaller footprints, incorporating natural materials, and employing eco-friendly construction techniques. Smaller footprints reduce the amount of land that needs to be cleared and disturbed, preserving natural habitats and minimizing soil erosion. Natural materials, such as locally sourced wood and stone, reduce the transportation footprint of construction materials and promote a connection with the local environment. Eco-friendly construction techniques, such as using energy-efficient appliances and incorporating passive solar design, minimize the environmental impact of the home throughout its lifespan.

Embracing Sustainable Practices:

Challenging sites provide an ideal setting for incorporating sustainable practices into your homeownership journey. You can harness natural light and ventilation to reduce energy consumption, utilize rainwater harvesting systems, and install energy-efficient appliances. Natural light reduces the need for artificial lighting, while ventilation improves air quality and thermal comfort. Rainwater harvesting systems collect and store rainwater for use in irrigation and other non-potable purposes, conserving valuable water resources. Energy-efficient appliances use less electricity, reducing your carbon footprint and saving money on energy bills.

Restoring Native Landscapes:

Native landscaping plays a crucial role in maintaining the health of local ecosystems. By restoring native plants and trees on your challenging site, you are actively contributing to the preservation of biodiversity and enhancing the natural beauty of the area. Native vegetation is adapted to the local climate and soil conditions, requiring less water and fertilizer than introduced species. Native plants also provide habitat for local wildlife, supporting the balance of the ecosystem.

Environmental Stewardship and Legacy:

Building on a challenging site is not just about creating a unique and rewarding homeownership experience; it is also a commitment to environmental stewardship and creating a legacy for future generations. By preserving natural ecosystems, minimizing construction impacts, adopting sustainable practices, and restoring native landscapes, you are actively contributing to the health of the planet and leaving a positive mark on the world.

I'M READY, I THINK?