Terri Fiyalko
Broker/Owner

Oregon Rural Homes LLC
Saint Helens, OR
Licensed in Oregon

503-810-3927
Contact Me

Contact Me







* fields are required

Evaluation and Buying Land

Terri’s RURAL RUMBLINGS #3 
Buying Land for Your New Home 

 

YOUR BUDGET, WANTS & NEEDS



You've found the perfect house, but the land it sits on isn't quite what you have in mind. Or maybe you've seen a great piece of land, but the house doesn't fit your needs. If nothing really "clicks," it might be time to consider building a new home. Buying land may seem intimidating at first, but it really isn't difficult if you plan a course of action and stick to it. However, you should brace yourself for much personal involvement, and occasional hiccups in the process. 

NOTE: Each county has their own permit/approval schedules. Contact me for the the specifics on your chosen location! 

 

KNOW YOUR BUDGET



Talk with a loan officer to find out how much you can afford. Down-payments for land tend to be higher than home down-payments, and so do interest rates. 

If you plan to build soon, the loan officer should explain construction loans, including the closing procedures you'll encounter while the house is being built. 

 

BUILDING COSTS



Talk with area contractors to determine the average price you can expect to pay per square foot for the type of home you wish to build. 

Include estimates for building a driveway or road to the homesite. 

Don't forget estimates for well digging and septic installation if your home will not be connected to community water and sewer. 

To find the maximum amount you can spend for land, deduct building costs from your total budget, then deduct a bit more for unexpected expenses. 

 

TARGET A LOCATION



If you've already looked at homes in the area, you may know where you want to build. List locations by order of preference. If you're undecided, become more familiar with the area by driving around, reading newspapers, and talking to locals. 
 

YOUR 'WANTS' AND 'MUST HAVES'



Make a list of all features that would exist on the ideal piece of land. Review the list, highlighting your "must haves", such as a great view, privacy, pasture land for animals, irrigation needs, or a riverfront building site for boating and fishing access. 
 

HOW MUCH LAND DO YOU NEED?



What's the minimum size lot or tract of land you are willing to consider? Keep in mind that a heavily wooded, 2-acre lot may be more private than a 5-acre lot that's all lawn. Also remember our Oregon land may be specially assessed for forest or farm use, and there may be tax consequences for changing the current land use. Tour a variety of areas, pay attention to the settings, and contact me for any possible special assessements involved. 
 

LAND USE



How will you use the land? If you plan to build a duplex, or build mother-in-law quarters, you must choose a site where zoning or other restrictions allow multifamily, or additional dwellings to the primary residence. If you know you want a manufactured or modular home, consider only tracts of land where the specific structure is allowed. 
 

CONSIDER RESTRICTIVE COVENANTS, aka "CC&R's"



Developments are governed by guidelines called restrictive covenants... or Conditions, Covenants and Restrictions (CC&R's). Home Owner Associations are a good example of this in planned developments. 

If you're planning on keeping cattle or horses, domestic pets, or favor a particular architectural style, study the covenants carefully to determine if any restrict your plans. Make sure they are rules you can abide by. 

 

START YOUR SEARCH



Look for 'For Sale' signs as you browse the area. Search for properties on the Internet. (Or make it easy and enroll in the [Scouting Reports!]) If you see interesting tracts of land, note their exact location, and call me. I'll research the ownership, availability and documentation you'll need to make an informed decision prior to purchase. 

 

EVALUATING PROPERTIES


 

DOES THE LAND SUIT YOUR HOME PLANS?



Ask a builder to accompany you to your top choices, to offer advice about the best building sites, and to suggest home plans that will fit in with the topography. Additionally, contractors will need the zoning regulations to adhere to mandatory setbacks, building heights, etc. I keep many of these on file for Columbia County, and will get any not currently in my database needed as a back up. 

Utilities 
Be sure to consider well and septic installation expenses for land without community water and sewer hookups. Make sure if the property has a shared well, and the well itself is located on an adjacent property, that there is a Shared Well Maintenance Agreement that insures you and heirs and/or assignees have access to the water in the future. 

And don't forget to check availability of electric, gas, and telephone services. If there are no natural gas lines available to the area, as is common in our rural sections, you may need to plan for a propane tank gas source. 

Drilling wells is rarely a problem, but cost is dependent upon how deep the driller must go. They charge by the foot.. at this time, approximate $20-25 per foot... for the drilling alone. Obviously, the deeper the well, the more expensive the process. We can get an approximate cost by researching other wells' depths for adjacent properties. 

To learn more about wells, see my FABULOUS LINKS! Referral sections for wells, and go to the Oregon Water Resource Department links. 

Another important factor to consider in the "Great Northwet"...the timing. As an example, Columbia County usually has a cut off date for when septics can be installed in the winter months, and excavation work and building can cost more due to the wet working conditions. 

Easements 
An easement is the right to use another person's land for a stated purpose. A simple example, utilities always have you grant an easement for repair and maintenance of the same. 

Other things to research? Does another private individual or corporation have the right to use the selected property - such as a shared access road, or mining rights? 

We'll find out before you make an offer by looking at the deeds for the property you are considering and for surrounding parcels. 

Surveys 
Does the bank require a survey? Updates to existing surveys can often be used, and are less expensive than a brand new survey. Surveys can definitely be costly, and are most important for tracts of land that are not part of a development as plats for developed lots are typically on file at the courthouse. 

If there's a question about the number of actual acres in your chosen property, your offer can be stated as "X dollars per acre as determined by a new survey", and state who will pay for that survey. Keep in mind, this method can work to the buyer OR seller's advantage, depending on how the acreage count turns out. 

Locating the boundaries 
Look for iron pins at the corners of property, or at any point where the property line makes a turn. You might find iron pins flush with the center of the road as well. More often than not, legal descriptions for raw land are "metes and bounds", with starting points relating to our Willamette Meridian, Townships and Ranges. If you're unfamiliar with this method of legal descriptions, it can all look like Greek! Surveyors use GPS to determine actual starting points if no iron pipe markers can be located. 

In lieu of a formal survey, there are alternative methods for discerning approximate boundaries. In wooded areas, watch for 'cut-throughs,' pathways cut by surveyors when they marked a property line. Cut-throughs are often visible for many years. 

Sometimes trees or bushes that border property lines are marked with brightly colored paint or plastic wrappers. 

Last, we can determine approximate footage for length and width of a rectangular or square shaped plot. Often we will have creeks as a boundary as well. This is assuming we find a physical marker for the starting point for the legal description. 

Road Maintenance 
If the property is accessed from a private road, there should be a formal Road Maintenance Agreement, as well as a recorded easement on one of the involved properties. Some lenders will not lend without a recorded agreement that shows all owners have promised to help with road upkeep (CC&R's normally cover road maintenance issues). 

Environmental Liabilities 
If homes or other structures were on the land in the past, carefully read the owners property disclosure for information about buried items, such as oil or gas storage tanks. Their removal and cleanup can be expensive. 

Return to my {FABULOUS LINKS!] page and look for the Heating Oil Tank links section under my Referrals. Many of the homepages for the service providers offer more details on underground storage tanks, DEQ regulations, and the owners' liabilities. 

Contingencies 
Before you make an offer, think about the "what ifs"... things that would make the property unusable for your purposes. Add these to the offer as contingencies, which means if they do not happen, the offer or contract is void. For example: 

All offers for land without sewer hookups should be contingent on your ability to obtain permits for a septic system. 

Or, if an architectural review committee of a Home Owners Association (HOA) must approve your home design, the offer should be contingent on obtaining that approval. 

ANY offer should be contingent on obtaining the type of financing you desire. AND.... 

There must be a deeded right-of-way to the property. 


Searching for land can be a fun adventure. If you look hard enough, you may find a perfect building site just waiting to be cleared from an overgrown jungle of brambles and weeds.



Oregon Rural Homes LLC
Saint Helens, OR 97051
Phone: 503-810-3927
Email: terri@orruralhomes.com

Testimonials

"NOT ONLY IS SHE EXTREMELY COMPETENT AND KNOWLEDGEABLE, SHE MAKES THE HOME-BUYING PROCESS FUN!" As first-time home-buyers, we were nervous about finding an agent to work with. We wanted someone who we could trust, someone who would really take the time to explain the process and what our options were. About 30 seconds into our first phone call with Terri, we knew she was just what we needed! Not only is she extremely competent and knowledgeable, she makes the home-buying process fun! She is always quick to respond, and willing to go the extra mile. Even when we had all but decided on a house (which we wound up buying and loving!) she patiently took us to see a few more places to help us feel more secure in our decision. We're so happy we found her, and we definitely recommend working with her! Corey and Patsy
"YOU DID EXCELLENT FOR US, ALL THE DIGGING, FIGURING OUT-CALLS-EMAILS-TEARING OUT YOUR HAIR AND BITING YOUR TONGUE!" Dear Terri We have had quite the year long relationship. You did excellent for us, all the digging, figuring out-calls-emails-tearing out your hair and biting your tongue! I will recommend you to my friends. Thanks for all your hard work. This week is our 4th Saturday in a row hauling stuff here - I am pooped but love the place. Hugs Marji and Lawrence Vance
"SHE UNDERSTANDS WHAT IT TAKES TO MOVE PROPERTY." Anyone who is serious about wanting to buy or sell property should have Terri Fiyalko for their realtor. Her experience works for her clients. Terri is so hard working and knowledgeable. She does a great job from excellent photography and presentation through the final paperwork. She understands what it takes to move property. Dianna Fitzgerald
"SHE LEFT NO STONE UNTURNED OR QUESTION UNASKED." Terri was absolutely terrific. Although we had been working with her for over a year as we planned our move from Colorado to Oregon it came down to 3 very short weeks to find us a home. She was simply amazing!!! She was so thorough and dedicated that we purchased our home sight unseen (except for pictures) based on her recommendation. [Note from Terri:... and *please* don't make me pick a home, sight unseen, again! My nerves couldn't take it. LOL] Thanks to her organizational skills and dogged determination we closed in three weeks from start to finish. She left no stone unturned or question unasked. It was a dream and a pleasure working with her and we will recommend her to anyone considering buying (or selling for that matter) a home. We could not have done it without her. Rodger & Ellen Kitson
View All

THINKING OF SELLING?

Get a Price Analysis of Your Property

If you would like price evaluation for your home in today's, please contact me with some details of your property (i.e. acreage if any, condition, improvements extras etc), and I'll put my nose down to the grindstone!






* fields are required

house realtor mls

Real Estate Websites by iHOUSEweb iconiHOUSEweb | Admin Menu