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What to Look For When Buying a Building Lot in Northeast Ohio

A parcel-by-parcel checklist, including the local factors that don't apply in other markets.

A lot's price tells you very little about what it will cost to build on. Two parcels a mile apart with identical asking prices can differ substantially once site work, utilities and foundation requirements are priced. Here's what to check.

Utilities

  • Sewer or septic? Public sewer is simpler and usually cheaper overall. A septic system requires a soil evaluation and a health department permit, and the design depends on what the soils support. See well and septic.
  • Public water or a well? Wells require a permit and post-drilling water testing in Ohio.
  • Electric. How far to the nearest transformer? Long runs cost real money.
  • Gas and internet. Confirm availability rather than assuming.

The land itself

  • Slope. Affects foundation type, excavation, drainage and driveway. Not a dealbreaker, but a cost. See sloped lots.
  • Drainage. Walk it after a heavy rain if you possibly can. Where does water go?
  • Soils. Bearing capacity for footings, and suitability for septic if applicable.
  • Trees. Beautiful, and clearing costs money.
  • Rock. Shallow bedrock is the classic Northeast Ohio excavation surprise.
  • Orientation. Which way does the back of the house face, and where does afternoon sun land?

Legal and regulatory

  • Zoning and permitted use, minimum lot size and width
  • Setbacks, which define your buildable envelope
  • Easements, utility, drainage and access
  • Deed restrictions and any HOA or architectural review requirements
  • Floodplain and wetlands
  • Which jurisdiction issues your permit, which is not always obvious. See Stark County permits and Akron and Summit County permits
  • City or township? The rules differ. See city vs township

Northeast Ohio specifics

  • Frost depth. Footings here go well below grade, which is a foundation cost every build carries. See footing depth.
  • Mineral rights. Frequently severed from surface rights on Ohio parcels. Check the title work.
  • Winter access. A long or steep drive is a different proposition in February.

Practical and personal

Drive it at rush hour. Drive it at night. Check the school district boundary rather than assuming from the mailing address, since they don't always match. And check what's zoned next door, because the empty field beside your lot has a future too.