Short answer: Before you buy land to build a home near Grand Rapids, confirm 12 things: zoning, setbacks and buildable area, sewer or septic, public water or well, wetlands and floodplain, slope, soils and drainage, road access, utilities, easements and deed restrictions, split/division status, and site-clearing needs. The two that sink the most deals are septic and access. Make your offer contingent on checking them.
I’m a custom builder and a licensed real estate agent, so I see this from both sides of the table. The listing tells you the acreage and the price. It rarely tells you what it will cost to turn that dirt into a place you can live. This checklist is the one we use when a client sends us a parcel.
Before anything else: make your offer contingent
Vacant land deals in Michigan commonly include a feasibility or due diligence period, often tied to a soil evaluation for septic. Talk to your agent and attorney about the right contingencies for your deal. The goal is simple: don’t close until you know the lot can hold the house you want, at a price you can live with.
The 12-point lot checklist
1. Zoning and minimum lot requirements
Who to ask: the township or city zoning office. Confirm the parcel is zoned for a single-family home and meets minimum lot size and road frontage. Rural townships around Grand Rapids can have very different rules from one side of a road to the other, so check the actual parcel, not the area.
2. Setbacks and true buildable area
Who to ask: township zoning; your builder. Front, side and rear setbacks shrink the usable area. On narrow or irregular lots, setbacks plus a septic field plus a well can leave less room than you’d expect. Sketch it before you fall in love.
3. Sewer or septic
Who to ask: the county health department (Kent County Health Department, Ottawa County Department of Public Health, or Allegan County Health Department). If the lot isn’t on public sewer, you’ll need a soil evaluation (people still call it a “perc test”) to show the ground can support a septic system. Michigan has no single statewide septic code; each county health department sets its own rules. Results can range from a standard system to an engineered one, and that difference can move your budget and where the house can sit. We cover lots like these in our post on well-and-septic lots near Rockford and Sparta.
4. Public water or a well
Who to ask: the same county health department; neighbors; local well drillers. Well depth and water quality vary. Ask neighbors how deep their wells are and whether they treat their water. It’s a real budget line, not a footnote.
5. Wetlands and floodplain
Who to check: Michigan EGLE’s wetland maps and FEMA flood maps (both online), then a professional if anything shows up. A low corner that “just gets wet in spring” can limit where you build or trigger permitting. Walk the lot after a heavy rain if you can.
6. Slope and walkout potential
Who to ask: your builder; a survey with topography. Slope is both an opportunity and a cost. A gentle drop can make a great walkout basement. A steep grade can mean retaining walls, more excavation and a taller foundation. It also shapes whether a ranch or a two-story works better, which we explain in ranch vs. two-story on sloped lots.
7. Soils and drainage for the foundation
Who to ask: your builder; a geotechnical engineer if there are concerns. This is separate from the septic question. Clay, sand, fill or a high water table affect footings, basements and drainage. West Michigan has all of the above.
8. Road access and driveway
Who to ask: the county road commission (for county roads), the township, or MDOT for state highways. Is the lot on a public road, a private road, or reached by an easement? You’ll typically need a driveway permit. Long driveways cost real money in gravel, grading and sometimes culverts. If it’s a private road, find out who maintains it and whether there’s a recorded maintenance agreement.
9. Utilities: power, gas and internet
Who to ask: the local electric and gas utilities; internet providers. Around Grand Rapids, electric service is usually Consumers Energy, but some rural parcels, especially north and east of Grand Rapids, are served by the Great Lakes Energy cooperative. Check the Michigan Public Service Commission service area map for the parcel. Check how far the nearest power line is, and ask the gas utility whether a main runs past the lot and what an extension would cost. No gas often means propane. Rural internet options vary a lot, and for many buyers that’s a deal-breaker worth checking early.
10. Easements, deed restrictions and HOA rules
Who to ask: your title company (request the title commitment early); the HOA if there is one. Easements for utilities, drainage or neighbors’ access can cut through the middle of a lot. Deed restrictions can limit home size, style, outbuildings or fencing. Read them before closing, not after.
11. Split and division status
Who to ask: the township assessor or zoning office. If you’re buying part of a larger parcel, confirm the split is approved (or approvable) under Michigan’s Land Division Act and local rules before you commit. “The seller says we can split it” is not the same as an approved division.
12. Trees, clearing and site work
Who to ask: your builder. Wooded lots are beautiful and popular around Ada, Cannon and Rockford. They also mean clearing, stump removal, and deciding which trees to save. Site work is one of the biggest reasons two homes of the same size cost very different amounts.
What these 12 items do to your budget
This is exactly why we don’t quote cost per square foot. Two identical houses can differ by a lot once you add septic type, well depth, driveway length, excavation and clearing. Our own completed homes show real spread even at the same size and finish grade: our three ~2,650 sq ft grade C homes finished between $420K and $520K. See our cost to build page for the full breakdown and why $/sqft misleads.
A simple order of operations
- Screen the parcel (items 1, 5, 8, 10, 11) from your desk. Most are free public lookups.
- Walk it with your builder (items 2, 6, 7, 12).
- Order the soil evaluation and ask about wells (items 3, 4) during your contingency period.
- Get an early budget that includes site work, not just the house.
- Then start design.
If you do these in the reverse order, you’ll pay for plans that don’t fit the land.
How we help
When clients bring us land, we use Landbank, our in-house lot research tool, alongside our cost estimator built on our own historical build costs. The goal is a realistic view of the lot and an early budget before you spend on design. Learn more about building on your own lot in Grand Rapids or see where we build.
Frequently asked questions
What should I check before buying land to build a house in Michigan?
Zoning, setbacks, sewer or septic (soil evaluation), water or well, wetlands and floodplain, slope, soils, road access and driveway permits, utilities, easements and deed restrictions, split status, and site clearing. Septic and access cause the most surprises.
Who does perc tests in Kent County?
Septic permitting and soil evaluations for private systems in Kent County go through the Kent County Health Department’s Environmental Health division. In Ottawa County it’s the Ottawa County Department of Public Health. Check each department’s current process and fees before scheduling.
Can I build on any vacant lot I buy?
No. A lot may fail a soil evaluation, sit in a wetland, lack legal access, or be restricted by zoning or deed restrictions. Make your purchase contingent on due diligence.
How much does site work add to building a house?
It depends entirely on the lot: septic type, well depth, driveway length, excavation, clearing and utility runs. That’s why we build an early budget around your specific parcel instead of quoting a per-square-foot price.
Will Highline Homes look at my lot before I buy it?
Yes. Send us the parcel through our Free Lot Check and we’ll look at buildability, what fits, and an early budget range.
Have a lot in mind, or already own one? Get a Free Lot Check. Daniel reviews every one himself.