There has been more interest in purchasing land and waiting to build in the future. This gives people the flexibility to get the location that they want and to build a home to their specifications. But there are things to consider when looking at land and building. The following checklist will help you decide if that is the route to go for you or if buying a resale home might be a better option for you.

1. Financing Options

Financing raw land is typically more difficult than buying an existing home because there is no collateral (a house) for the lender to seize immediately.

• Seller Financing: Common in Nevada’s rural markets. The buyer makes a down payment and monthly installments directly to the seller. This often has more flexible credit requirements but higher interest rates.

• Local Credit Unions: Nevada-specific institutions (like Greater Nevada Credit Union) often offer "Lot Loans" or "Land Loans" for parcels up to 10 acres, typically requiring a 25% to 35% down payment.

• USDA Loans: If you are buying in a qualifying rural area and plan to build a primary residence immediately, you may qualify for a construction-to-permanent loan.

• Home Equity: If you already own a home, using a Home Equity Line of Credit (HELOC) is often the cheapest way to finance a land purchase, as it treats the land as a cash buy.

• Raw vs. Improved Loans: * Raw Land: No utilities or roads; highest interest rates and down payments (up to 50%).

  • Improved Land: Has water, power, and road access; easier to finance with lower rates.

2. Utilities & Infrastructure

In Nevada, the "sticker price" of land is often dwarfed by the cost of bringing in services.

• Water Rights: Nevada follows the "prior appropriation" doctrine. Owning the land does not automatically mean you own the water beneath it. You must verify if "Water Rights" transfer with the deed.

• Well Drilling: If city water isn’t available, you’ll need a domestic well. Drilling costs in Nevada can range from $10,000 to $30,000+ depending on the depth of the water table.

• Septic vs. Sewer: If the land isn't "perc tested" (soil's ability to absorb liquid), you might be barred from installing a septic system, rendering the land unbuildable.

• Power Grid Proximity: Bringing power lines to a remote property can cost $10,000 to $50,000 per mile. Many Nevada landowners opt for solar arrays with battery backups to avoid these "line extension" fees.

• Connectivity: Check for line-of-sight for satellite internet (Starlink) or local WISP (Wireless ISP) providers, as fiber/cable is rare in rural Nevada.

3. Zoning & Legal Constraints

• Bureau of Land Management (BLM) Borders: Much of Nevada is BLM land. Ensure your property has legal deeded access; just because a dirt path exists doesn't mean you have a legal right to use it if it crosses federal or private land.

• Zoning Classifications: Verify if the land is "Open Use," "Residential," or "Agricultural." Some counties have "Minimum Parcel Sizes" (e.g., you can't build a house unless you own at least 2 or 5 acres).

• Easements: Check for utility or grazing easements that might allow others to move livestock or equipment across your property.

4. Environmental & Physical Factors

• Flood Zones: Even in the desert, "wash" areas are prone to flash flooding. Check FEMA flood maps before buying.

• Topography & Soil: Nevada soil can be "caliche" (hard, rock-like calcium carbonate) or expansive clay, both of which significantly increase the cost of digging foundations or septic tanks.

• Wildfire Risk: Insurance premiums for vacant land (and future builds) are rising in Nevada’s high-risk fire zones.

5. Understanding CC&Rs (Even Without an HOA)

• • The "Invisible" Rulebook: CC&Rs are legal documents recorded with the County Recorder. Even if there isn't a board of directors or a monthly fee, a neighbor can technically sue you in civil court to stay in compliance with these rules.

  • Building Material Restrictions: Nevada CC&Rs often dictate the "aesthetic" of a neighborhood to maintain property values. They may prohibit certain siding (like T1-11 wood) or require specific roofing materials (like tile or high-grade shingles) that can significantly increase your construction budget.

  • Minimum Square Footage: Many desert parcels have CC&Rs requiring a minimum build size (e.g., 2,000+ sq. ft.). This can kill a project if you were planning a "tiny home" or a small off-grid cabin.

  • Manufactured vs. Modular: In many parts of rural Nevada, CC&Rs specifically ban "Manufactured Homes" (homes built on a permanent chassis/axle) even if the county zoning allows them.

  • Livestock and "Nuisance" Clauses: Even on multi-acre lots, CC&Rs may limit the number of horses, cattle, or chickens you can keep, or prohibit "industrial" looking shops and detached garages.

  • Duration and Expiration: Check if the CC&Rs have an expiration date or a "renewal clause." Some older Nevada "wild west" era restrictions may have expired, while others renew automatically every 10–20 years.

    Summary Checklist for Nevada Land Buyers

    Category	Key Consideration
    Financing	Aim for 30% down; look into "Lot Loans" from local credit unions.
    Water	Verify "Water Rights" transfer; estimate $20k+ for a domestic well.
    Access	Ensure a "Deeded Access" exists so you aren't landlocked by BLM land.
    CC&Rs	Pull the "Preliminary Title Report" immediately to read the fine print.
    Utilities	Calculate "Line Extension" costs for power before committing.

Like residential purchases, land has contingencies as well. During this time period, solid can be tested, surveys completed, phase studies, etc. Title will also order a preliminary title report where we will learn of every "exception" and "encumbrance" (including CC&Rs) currenlty tied to that specific piece of dirt. I will also reach out to the county planning to see any "development standards" or "area plans" that override general zoning. Due to my experience with land, I already have some of the CC&Rs and other information on certain areas and am happy to answer any questions.

So if you are looking to purchase land, please reach out and set up a consult with me!

Amanda Mueller S.197809 NextHome YourPickettFence Group

Cell: 857-244-5730

Email: amanda.nvhomes@gmail.com