Sometimes you just can't find the perfect building lot when looking for a place to build your new home. Many factors can affect a buyers decision. It could be access easements, road maintenance agreements, internet access, terrain, land use, utilities, quality of well water, location of drain field for septic system, HOA's, covenants, etc.
On this subdivision we've been working on, we started with a farm of approx 48 acres. A 2 acre lot already existed with on old delapidated home and stone lined hand dug well.That lot had an existing drain field site for an alternative system. We removed the house and abandoned the hand dug well per health dept requirements. Another delapidated home sat on a 1/2 acre lot and had no well or septic. They pumped water from a small spring on the property. We also removed that house.
Next, we had some soil tests done, and located 2 new 4 bedroom conventional drain field sites. both were off the lots, so we did a BLA ( Boundary Line Adjustment) so the the new drain field would be on the 2 acre lot increasing the lot to 2.68 acres. Later, due to a potential buyer wanting a homesite with a 360 degree view, we did another BLA and increased the lot to 3.77 acres. This is now a very attractive building lot off Lovettsville Rd between lovettsville and Point of Rocks.
We then did a BLA on the 1/2 acre lot extending it up the moderate slope of the land which increased it's size to 2.77 acres. This left owner with 42 remaining acres with an old farmhouse, spring house, and some outbuildings. The drain field for the 2.77 acre lot was on the 42 acres so we established a drain field easement. It's legal and recorded, but still potential buyers are hesitant to build when their septic system is located on a neighboring property. Questions come up like: "can we use that property for other purposes"?, " Is the owner going to be planting crops over our drain field"?, " Do we need to check with land owner whenever we need our septic tank pumped"?, etc.
The bottom line is, usually the less easements there are on a property, the better. So a buyer likes this lot, but the drain field easement is a deal killer. Sometimes there is a solution, and it's called a BLA. From the landowners viewpoint, other factors have to be considered, like: if I add another 1/2 acre to the 2.7 acre lot, will that affect how I subdivide the remaining 42 acres? I might only be able to create 3 more lots instead of 4 which could cause me to lose $130,000.00 or so of profit.
In this case, I calculated that it won't hurt to add the 1/2 acre to the 2.77. The lot might look funny since it will be " L" or " Flag " shaped, but it will put the 4 bedroom conventional drain field site on the actual building lot. This will actually improve the view, increase desireability, allow new owner to fence around the drain field if they want, and use the land however they want, etc.
One thing a buyer needs to know though is, doing a BLA usually takes us around 3 months due to the surveying and engineering that is needed, and it must be approved by the county, plus it usually costs $8000.00 and up.
So if you're looking for either ready to build lots, or want us to customize a building lot for you, just let me know.
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