How to Evaluate a Lot Before You Buy

A lot can look perfect from the road and still come with expensive surprises under the surface. If you’re buying land on the Gulf Coast, you’ll want to look beyond the trees and the view and focus on the details that affect buildability—especially water movement, soil conditions, and legal restrictions. Here’s a buyer-friendly framework to evaluate a lot before you buy, so you can make a confident decision.

EVALUATE A HOME LOT: THE GULF COAST “BIG FOUR” CHECKLIST

If you only do four things, do these. They’re the most common drivers of cost, timeline, and feasibility.

Soil: What You Build On Matters

Soil impacts foundation type, compaction needs, and site prep. Gulf Coast soils can vary widely—even within the same neighborhood.

What to look for:

• Very soft or saturated areas (can indicate poor bearing soil)
• Evidence of previous fill (ask what kind, when it was placed, and whether it was compacted)
• Standing water after rain (often a drainage/soil combination issue)

Helpful next step:

If you’re serious about the property, ask about soil reports or talk with your builder about a geotechnical evaluation. Requirements vary by jurisdiction.

Elevation: Your First Defense Against Water

Elevation affects how water leaves the lot and whether you’ll need additional fill or grading.

Look for:

• The lot’s high and low points (does water have somewhere to go?)
• Nearby ditches, canals, culverts, or retention ponds
• How neighboring homes sit—are they noticeably higher?

If the lot is low relative to the road or surrounding properties, you may need extra work to achieve proper drainage and building height. Floodplain requirements vary by jurisdiction.

Drainage: Follow the Water (Before You Buy)

Drainage is one of the biggest “hidden cost” items on Gulf Coast lots.

Check for:

• Standing water, soggy spots, or mossy low areas
• Gutters or swales on nearby properties that direct water toward the lot
• Existing drainage infrastructure (ditches, culverts) and who maintains it

Ask:

• Where does stormwater go during heavy rain?
• Are there neighborhood drainage issues after storms?

Easements: What You Can’t Build On

Easements can limit where your home, driveway, pool, or shop can go—even if the lot is large.

Common easements include:

• Utility easements (power, gas, water, sewer)
• Drainage easements
• Access/ingress-egress easements (shared drives)

Always request a survey and title information so you can see easements mapped. Specific rules vary by jurisdiction.

MINI TABLE: QUICK LOT “GREEN FLAGS” VS. “RED FLAGS”

Category	Green Flags	Red Flags
Soil	Firm ground, minimal standing water	Soft/saturated areas, unknown fill history
Elevation	Lot sits at/above nearby homes	Low lot, water flows toward it
Drainage	Visible runoff path to ditch/swale	Ponding, no clear outlet, neighbor runoff
Easements	Clear, minimal impact to build area	Large easements in prime building area

STEP-BY-STEP LOT EVALUATION FRAMEWORK (BUYER-FRIENDLY)

Use this sequence to evaluate quickly and thoroughly without overcomplicating it.

Step 1: Walk the lot like a builder would

• Walk the entire perimeter (not just the “pretty” part)
• Look for low spots, erosion, and old dumping areas
• Note tree clusters and roots that could affect clearing and grading

Step 2: Check access and build logistics

Even if the lot is buildable, access can affect timeline and cost.

Confirm:

• Road frontage and driveway placement options
• Whether the road is publicly maintained
• Space for construction deliveries and concrete trucks
• Any restrictions from the parish/county or HOA (varies by jurisdiction)

Step 3: Confirm utilities early

Utilities can be straightforward—or a project.

Ask about:

• Power availability and distance to connection
• Water source (public vs well)
• Sewer availability (public vs septic)
• Internet options (fiber/cable/wireless/satellite)

Step 4: Get the documents (and read them)

Before you buy, request:

• Current survey (shows boundaries and easements)
• Any HOA restrictions (if applicable)
• Flood zone information (rules vary by jurisdiction)
• Recorded restrictions, if any

Step 5: Get a builder review before closing

A builder’s lot review can flag:

• Site prep complexity
• Drainage concerns
• Easement conflicts with your preferred home placement
• Access or permitting hurdles

CHECKLIST: WHAT TO BRING (AND WHAT TO ASK) ON A LOT VISIT

Use this checklist on your next showing.

Bring

• Measuring wheel or a phone measuring app
• Photos/videos (especially of low areas)
• A simple sketch of where you’d place the home + driveway
• Questions list (below)

Ask the seller/agent

• Is there a recent survey showing easements?
• Has the lot ever flooded or held standing water after storms?
• Have any soil tests been done?
• Are utilities at the road, or will they need to be extended?
• Are there HOA or deed restrictions?
• Who maintains drainage ditches/culverts (if present)?

COMMON GULF COAST LOT ISSUES (AND HOW TO SPOT THEM EARLY)

Low spots that “look fine” in dry weather

Visit after rain if possible—or ask neighbors what happens during heavy storms.

Hidden drainage patterns from nearby properties

Look for swales, berms, or slopes that push water toward the lot.

Easements that shrink the usable build area

A big easement along the front or through the middle can force awkward home placement.

Fill dirt questions

Fill isn’t automatically bad—but you want to know what was used, when it was placed, and whether it was properly compacted.

HOW CRETIN TOWNSEND HOMES HELPS YOU CHOOSE THE RIGHT LOT

Cretin Townsend Homes builds custom homes on your land across Louisiana, Mississippi, Florida, and Alabama. If you’re considering a lot, we can help you evaluate it with a builder’s eye—so you understand the real-world site needs before you buy.

KEY TAKEAWAYS

• To evaluate a home lot, focus on soil, elevation, drainage, and easements first.
• Gulf Coast weather makes drainage and elevation especially important for long-term peace of mind.
• A survey is essential—easements can limit where you can build.
• Utilities and access can significantly affect budget and timeline.
• The best protection is a builder review before closing, so you catch red flags early.

FAQ: HOW TO EVALUATE A LOT BEFORE YOU BUY

What’s the first thing I should check when evaluating a lot?

Start with drainage and elevation—water management is a major factor on the Gulf Coast, and requirements vary by jurisdiction.

Do I need a survey before buying land?

Yes. A survey shows boundaries and easements, which can affect where you can place the home, driveway, and future additions.

How can I tell if a lot has drainage problems?

Look for standing water, soggy areas, erosion, or no clear path for runoff to leave the property. Visiting after rainfall can reveal a lot.

What soil issues can impact a home build?

Very soft soil, saturated areas, and unknown fill history can affect foundation design and site prep. A geotechnical evaluation can provide clarity.

What are easements and why do they matter?

Easements are areas reserved for utilities, drainage, or access. You may not be allowed to build permanent structures in those zones.

Should I check flood zones before buying?

Yes. Floodplain rules vary by jurisdiction and can affect elevation requirements, insurance, and build planning.

How do I know if utilities will be expensive?

Ask providers about distance to connection points and potential upgrades. Costs often rise with longer runs and limited access.

Can a builder help me evaluate the lot before I buy?

Absolutely. A builder can assess access, site prep needs, and lot constraints that aren’t obvious in a listing.