How to Select the Right Lot for Your New Home in Charleston

Building a new home in Charleston is an exciting venture, and one of the most crucial steps is selecting the right lot. The perfect lot sets the stage for your dream home and can significantly impact your building process and overall satisfaction. With its rich history, unique landscape, and specific zoning considerations, choosing a lot in Charleston requires careful planning and research. Here’s a guide to help you make an informed decision.

Lot Selection in Charleston: Understanding Lot Topography and Drainage

Before diving into aesthetics, consider the practical aspects of the lot. Is it high ground, or will it require extensive fill dirt? Bringing in fill dirt can be costly and may affect drainage and neighbor relations. Look for lots that naturally appear higher in the middle, where your house will be located. Check for existing neighborhood drainage systems like swales, ditches, and culverts. Understanding these elements will help you avoid future issues and additional costs.

Size, Shape, and Setbacks

The size and shape of your lot will determine what kind of home you can build. Is the lot too narrow? Is there enough road frontage? Use online GIS websites or the Charleston County plat information to understand the lot’s exact dimensions. Pay attention to setbacks, which are the minimum distances your house must be from property lines. These can vary by municipality, zoning department, and HOA rules. Larger lots may mean more driveway and landscaping costs, so consider these factors in your budget.

Easements and Access

Check for any easements on the lot. Easements grant others the right to use a portion of your property for specific purposes (e.g., utilities). You generally cannot build permanent structures within easements, and the easement holder might need to remove any structures you do build. Ensure the lot has accessible access for construction vehicles and consider whether the road is public or private, as private road maintenance can add costs. Also, think about neighboring lots and potential construction impacts.

Zoning and Wetlands Considerations

Zoning regulations dictate what can be built on a lot. Verify the zoning allows for your intended home type (e.g., single-family, duplex). Consider impervious lot coverage, which includes your house, driveway, and other structures. Each jurisdiction has rules on this, and HOAs may have additional restrictions. Soil conditions are also critical. A geotechnical report with soil borings can reveal the stability of the soil and the best foundation type needed. A structural engineer will use this data to design your home’s foundation. This can significantly affect building costs.

Trees, Clearing, and Soil Conditions

Determine the presence of grand trees and any municipal or HOA regulations regarding their removal. Clearing trees and shrubs can be costly, so a pre-cleared lot may save money. However, even cleared lots might need top layer stripping and fill dirt for a building pad.

Flood Zones

Be aware of flood zones. If your lot is in an A, AE, or V zone, your first finished floor must be elevated above the Base Flood Elevation (BFE). Flood insurance and specific construction methods are required in these zones. New flood maps adopted in January 2021 may also affect requirements. Since the new flood maps have been adopted, most municipalities are also following FEMA guidance on a “sub zone” of the AE zone, which is called a Coastal A Zone. If your lot is within a Coastal A zone, then you will be required to build the home to VE standards, which typically require more expensive foundation, break-away walls on areas below the first finished floor, and some other requirements. Some homes may appear to be in a flood zone but might not be via an exception, so verify by getting a flood determination letter and/or a recent elevation certificate.

HOA Requirements

If your lot is near wetlands, building a dock or accessing the buildable area may involve significant regulations and costs. Check for the OCRM Critical Line, as you cannot build beyond the buffer line. HOA covenants and restrictions play a major role. Obtain copies to understand building and landscaping requirements, rules for builders, and design guidelines. Remember that HOA requirements are often more restrictive than municipal guidelines.

Utilities

Tap fees for public utilities can vary significantly, so find out if any are already in place and paid. If public utilities are unavailable, consider well, septic, and/or propane tank costs and requirements. If the later, find out if DHEC septic approval is already in place. If it is, determine the type of system required. Engineered systems are far more expensive than traditional septic systems.

Lot Selection in Charleston: Key Questions to Ask the Seller

Before purchasing a lot, ask the seller for the below information. If the seller will not provide these items then you should verify yourself during due diligence. 

• Recent survey with wetlands delineation, grand trees, and topo/elevations.
• Elevation certificate or flood determination letter.
• Septic permit or design, and well evaluation/bids.
• Information on paid tap fees for public utilities.
• Geotechnical/soil report.
• Details of known easements or unrecorded uses by neighbors.
• Information about neighbors and any known construction or rezoning plans for surrounding land.

Choosing the right lot in Charleston is a vital step in building your dream home. Thorough research, understanding local regulations, and considering practical aspects like topography, drainage, and utilities will help you make an informed decision. With careful planning, you can find a lot that meets your needs and sets the foundation for a successful home-building project.

Build Your Dream Home with Stono Construction

At Stono Construction, we are passionate about building custom homes in Charleston. Our experienced team is dedicated to helping you develop your vision into a beautiful reality. From lot selection to final construction, we ensure a seamless and satisfying building process. Contact us today to discuss your custom home project.

Visit stonoconstruction.com or call 843-805-4141 to learn more and start building your dream home in Charleston!