5 Mistakes to Avoid When Buying Mountain Land to Build Your Dream Home

Buying land in the mountains of Georgia and North Carolina to build your dream home is an exciting adventure that promises stunning views and a peaceful lifestyle. However, this significant investment requires careful planning and thoughtful decision-making. With the allure of fresh air, natural beauty and views; it’s easy to overlook key considerations and details. We see it all to often, when people buy land for a dream home and then realize the cost of building on their land limits their vision and/or exceeds their budget. To help you through this journey, here are five costly mistakes to avoid when purchasing land for your mountain retreat.

Mistake 1: Not Researching Local Zoning Laws and Property Covenants

One of the most critical steps in buying mountain land is understanding local zoning laws. Discovering that your dream home doesn't comply with regulations after a land purchase can be a frustrating setback. Local zoning laws vary widely; some areas might have strict guidelines about property use, building height, and lot size.

For example, in Georgia and North Carolina, many mountain communities and properties enforce a minimum square footage for residential properties, whereas others might have a number of rooms permitted for a septic system. Failing to examine these regulations could lead to unnecessary costs or completely alter your plans. To avoid future headaches, take the time to review zoning regulations and property covenants thoroughly and confirm that your chosen property can accommodate your building needs.

Mistake 2: Ignoring the Land’s Topography

The stunning topography of mountain land can be both a blessing and a challenge. Buyers often overlook how slopes and valleys can affect their building plans and costs. A beautiful view may require significant earth-moving and expensive foundation work, especially on steep terrain, leading to added expenses.

For instance, building on an any amount of slope can increase foundation costs by 15 to 25% and steeper slopes 30 to 40%. Additionally, consider how the topography will impact drainage, erosion, and landscaping costs. Even in a paved subdivision a seemingly level property in the mountains could slope enough to limit designs. Also ensure that access roads to your property are well maintained and usable year-round. If the road is not plowed in winter, reaching or leaving your home could be challenging or not possible at higher elevations. Many neighborhoods in the Georgia and North Carolina mountains have defunct home owner associations, which means roads are not maintained nor plowed. Before purchasing land, many considerations need to be assess of the land's topography to ensure it aligns with your vision and budget.

Mistake 3: Overlooking Utilities and Access

When searching for mountain property, securing access to utilities is crucial. Many remote lower cost per acer areas lack essential services like water, electricity, and internet. The cost of bringing these services to your site can be cost prohibitive.

For example, if the nearest power line is over 30 yards away, extending it to your property might cost upwards of $30,000. Similarly, if water is not present on your site the cost of drilling a well in the mountains can range from $12,000 to over $60,000. As it is easy to see, not thoroughly understanding these details before a land purchase quickly put your project out of your budget.

Mistake 4: Failing to Conduct a Land Survey

One significant oversight buyers make is skipping a professional land survey. A survey is different than a plat and is essential for determining property boundaries, identifying any encroachments, essments, waterways, and ensuring you know precisely what you are buying. Waterways, specifically have a different meaning then what most people know. In Georgia for example, the GSWCC definition of waterway's includes brooks, streams, and babbles. Waterways by environmental laws require special treatment during and after construction.

Even if the seller provides a survey, hiring a reputable surveyor can confirm the accuracy of the information. In some cases, boundary disputes with neighbors have led to legal battles that cost thousands in attorney fees. By investing in a survey upfront, you can prevent potential conflicts and guarantee that your purchase aligns with your expectations.

In addition to a current survey, a construction advisor such as an Architect or licensed Builder will be essential to understand the environmental cost implications of building on a parcel of land.

Mistake 5: Not Considering Seasonal Weather Patterns

Mountain weather can differ dramatically from nearby areas, affecting your building plans. Many buyers fail to account for how seasonal changes can impact their future home.

For example, in the upper elevations of Georgia and North Carolina snowfall can exceed 20 inches annually, and winds gusts can average well above 60 mph, both requiring special design considerations. Your home should be built to withstand heavy snow loads, which may require choosing specific materials and structural designs. Retaining an Architect or licensed builder knowledgeable and experienced in designing for local climate patterns will not only help in selecting the right building materials but can also reduce future heating and cooling costs by 10 to 20%.

Final Thoughts

Purchasing mountain land to build your dream home can be a fulfilling adventure. To ensure a smoother process, be mindful of local zoning regulations, land topography, utility access, the need for a land survey, and seasonal weather patterns. Steering clear of these common mistakes will help you create a beautiful mountain sanctuary tailored to your desires.

Enjoy the journey of finding your ideal piece of land, and approach each decision with patience and care. Finally, don't go at it alone! The value of a qualified advisor ahead of a land purchase, who is an expert on residential design, will save you thousands of dollars and many disappointments later when you near your time to build.