Before You Buy Land in Maine: A 10-Point Feasibility Checklist

The 10-point land feasibility checklist

Buying raw land for an ADU or custom home is where the biggest, most expensive surprises happen. A $25,000 lot can need $80,000 in site work before a foundation pours — and you won't know unless you check the right things before closing.

Here's the exact checklist Langone uses on every free pre-purchase land consult.

1. Town ADU / zoning status

Does the town permit what you want to build? Under LD 2003 (Maine) and RSA 674:71-73 (NH), most single-family lots qualify for at least one ADU — but district-specific zoning, overlay districts, and deed restrictions still apply.

2. Setbacks and lot coverage

Minimum front, side, and rear setbacks. Maximum lot coverage percentage. Structure height limits. We plot the proposed building footprint against the lot survey to confirm it fits.

3. Perc test or septic capacity

If on private septic, soil must perc. A failed perc site limits you to engineered systems ($35k–$55k) or makes the lot un-buildable. We review existing perc data or flag that one is needed pre-close.

4. Water / well feasibility

Is there town water, or will you drill? New drilled wells in ME/NH run $8k–$15k. Yield and water-quality testing (arsenic, radon, coliform) adds $1k–$2k. Low-yield wells may need storage tanks.

5. Power drop distance

Electrical service from the pole costs ~$15–$30/linear foot above the first 100 feet. A 500-foot power drop is a $10k–$15k add.

6. Slope and drainage

Steep lots (>15% grade) need retaining walls, drainage engineering, or step foundations. We do a visual slope estimate on-site and recommend a surveyor if anything looks borderline.

7. Flood / wetland designation

FEMA flood zones and Maine GIS wetland maps. Wetlands require DEP Tier 2 or Tier 3 permitting, adding 3–6 months and $2k–$10k. Flood zones add elevation requirements and flood insurance.

8. Road access and frontage

Town-maintained road? Private road? Minimum road frontage per zoning? Private roads often require HOA agreements or shared-maintenance agreements.

9. Frost line and bedrock depth

Maine frost depth hits 48". Foundations must extend below frost. Shallow bedrock means rock-hammering or blasting, adding $5k–$30k to excavation.

10. Deed restrictions and easements

Title search reveals CC&Rs, utility easements, right-of-way crossings, and old conservation easements that may limit construction.

The free land consult

Our free land consult walks through all 10 points for any lot you're considering — in Waterboro, Acton, Wakefield, or anywhere else in our ME/NH service area. 15–20 minutes, no sales pressure, real numbers. If the lot checks out, we'll lay out a budget range for the build.

If it doesn't — we'll tell you that too.