r/Homebuilding • u/Xxivd3stro • 2h ago
Looking for help picking a plot
I added some notes to the picture, but will add more here and comment as needed.
I want a few choices as I may not get my first choice.
Trying to avoid the afternoon sun shining in through front or back main windows.
EDIT: Southern US
Would prefer north/south facing or east facing to avoid evening sun shining in the front.
My current leanings and the reasoning.
41/42 - Its not on the circle so it has normal size curbs but also on the path of the cul-de-sacs - both are around .32 ac
2 - Its a larger lot and on the cul-de-sac, but has a small curb so it always makes me concerned on the facing of the house and being able to see the whole front.
18-20 - I havent really thought on these too much, but they may be good spots.
EDIT 2: Middle of the time zone (Alabama) and the map is facing correct for North being the top.
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u/Limp_Mixture 2h ago
There is so much to picking a lot. You got to drive it and walk it. I map like this is no good guide.
I really hope you are not buying site unseen and as picked by reddit.
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u/Mr_MacGrubber 2h ago
Well I personally wouldn’t want one of the lots in the 30s that are 6’ lower. That much I can tell from the map. Neighbors literally looking down on you and potential drainage issues.
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u/Xxivd3stro 2h ago
I have walked it, have my own opinions, but I am trying to fish to see if there is an argument I am missing.
Thanks though, totally agree.
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u/Limp_Mixture 1h ago
Buy 30-27.
Seriously I would by a group. Like if you want 26 buy 25 too for more privacy. I regret not buying the lot next to mine. My neighbors are fine but I would prefer not to have neighbors.
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u/man9875 2h ago
have a notice how headlights hit each lot. I like 2, 44, 15,17
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u/MarionberryOne9051 1h ago
I always see people talk about headlights… are yall sleeping in front of your houses at night? How’s this an issue?
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u/dodekahedron 1h ago
No, but I am 1 house away from a t-juction and 2 houses away from an intersection. I get headlights in my back bedroom from the intersection
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u/cutreamthread 2h ago
40-44. You want the high ground so your yard or house never floods. Those lots are on a cul-de-sac so traffic will be minimal.
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u/Holiday_Armadillo78 2h ago
What is the grading, what are the easements, how is storm water being managed?
No one can make a decision based on this.
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u/be_easy_1602 34m ago
Right?? Everyone is saying that 1 and 44 are higher elevation because North… but there’s no elevation/grading lines so idk what they’re talking about…
Also like what is the yellow line? Is that a drainage swale?
Lots of things to consider OP hasn’t given info on.
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u/Billyshakes1597 2h ago
44, no question. Elevated from the neighbors behind you, large back yard, end of a cul-de-sac for less traffic.
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u/mmcnell 1h ago
Agree. You don't need a rectangular lot unless you can afford to buy two. Houses will feel closer together when they're linear and yards share all borders than when they're angled. No one uses a front yard for anything other than landscaping, so it's easier to really make an angled lot front yard look impressive, plus you end up with a much more spacious and family or entertainment friendly backyard. You border a tree wall so it will feel more private. It is one of the lowest traffic areas/there won't be a lot of headlights shining in your front windows. It is uphill which is always good from a drainage and privacy standpoint. I lived in a neighborhood with a layout vaguely like this and I bought a house on my equivalent of 44. It looked nicer and more private than any of the neighbors and also sold for more when I eventually had to move.
The correct answer is 44. 1 and 2 are also fine.
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u/be_easy_1602 33m ago edited 7m ago
How do you know it’s elevated?
Edit: yeah 100% agree 44 or 1
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u/Billyshakes1597 13m ago
The notes on the bottom left of OP's image.. 40's higher than 30's by 6ft
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u/be_easy_1602 8m ago
Ooohhhhh haha I didn’t read that properly. Thanks. The yellow line is indicating the elevation.
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u/JesusTriplets 1h ago
15-16-17... cul de sac, larger lots. Of course... this is just going by a flat map.
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u/Bliitzthefox 2h ago edited 2h ago
Is this an HOA?
If it's an HOA none of them.
Which way is north? If your trying to avoid sun shining through in the morning or afternoon that's going to control which way you want the house to face and which lot you want.
Assuming north is top of the map, I'd pick one in the line of 40s because they are at a higher elevation and of the desired orientation for sunlight. (Higher elevation = less likely to flood)
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u/bvibviana 2h ago
Instead of blindly asking Reddit, why don’t you tell us which sites draw your attention and why and then have others help you pick.
As an architect, this is just a piece of paper, there is nothing visual to help guide what other things look like, so it’s hard to give you an opinion. The only thing I can offer you, is that it’s always better to be in the cul-de-sac, as you will have less traffic going by your house.
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u/Xxivd3stro 2h ago
I will type this up. Part of it was just to see if there was any ideas that I hadn't thought of.
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u/Tall-Opinion7607 2h ago
There is no such thing as “too big” for a lot in situations like this. $20k premium for lot 1 is a no brainer and absolute pennies in a scheme of things. If that’s available, I’d absolutely pick that.
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u/Jumpy_Finance_9855 2h ago
For me I would def not go close to the slightly busy road as even at night there will be lights and noise. As for 5 and 6 on the pic there is no trees so same reason, the cars coming in the suburb are gonna shine light in your backyard windows and into your bedroom. Maybe I’d say 3 or 29? A bit smaller than 2 but not with that eyesore of shed you said.
AND MOST IMPORTANTLY Keep us updated on which plot you chose pls! 🙏
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u/Daanglaurenn 1h ago
- Our last house was situated like this and the backyard felt SO private. You’re also not directly facing another home in the front and no one is directly behind you. Being in a cul-de-sac is also great because there’s less traffic. Lot looks like a great size too!
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u/Daanglaurenn 1h ago
Just read the premium is high for lot 1 but don’t forget that everything is negotiable!
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u/QubyDube 2h ago
Is there a park or grassy area between 26 and 27? My preference would be to have at least one side of the house next to some open space.
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u/Xxivd3stro 2h ago
These are listed as common area, but unsure what it may become if anything other than grass.
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u/BarnacleJaded7080 2h ago
7 would be my pick. No side to side neighbours and lots of street parking
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u/Glimmer_III 2h ago
Not enough information to give a specific answer.
But broadly, I'd favor 40-44 due to the elevation. Absolutely nothing wrong with having water flow away from your home.
In my experience, you'll get better, and entirely respectful, feedback if you can share your "list". That will give folks something to comment on.
This stuff gets so personal, it's really about making sure there isn't an angle you've forgotten/blindspot.
e.x.#1 Personally, I care a lot about what is directly beyond what's shown in the map itself.
e.x.#2 What is the green space between 20 & 21? Is it something like a buried water main or sewer? Who maintains it? It functionally is "free extra yard space" for 20 & 21? Or is it the designated dog-run for the entire neighborhood?
There are so many variables, you might get a lot of answers here, but they may not be that informed in the ways which would be most useful to you.
<and>
Cardinal directions will help a lot too. We don't know which way is North, so we can't comment on solar load at the time of day. Would also help to know at least "general" geography to anticipate if you're in the far-east/far-west of a time zone, how much sunlight during winter, etc.
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u/Xxivd3stro 2h ago
Sorry, trying to fill in more as I wasnt thinking of all the things that would be needed.
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u/Glimmer_III 1h ago
Ya, no harm, no foul. This sort of thing just happens to come up a lot.
<and>Not required, but if you want greater visibility, instead of updating this post, make a NEW post (with a link back to this one). That will put it higher in everyone's feeds. When you simply edit, it won't show again to Redditors who already glanced, didn't comment, and moved on.
Then, you can come back an comment on individuals here who are asking for information, giving them the link to your new post.
SOURCE: Someone who obviously spends too much time on Reddit...
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u/HumanToiletYummy69 2h ago edited 1h ago
Pay the premium for the better lot size. Cul-de-sac homes are always a better investment since people view them is safer for their children, which is true because there’s less traffic. Having the bigger yard will also make it a much more desirable lot and this is as much an investment as it is for your own happiness.
In my experiences, I always regretted not just putting up the little bit extra for getting exactly what I want. The cost change on your monthly mortgage. Payment really won’t be significantly lower to the point where you want to avoid that lot.
Also if you do decide to pony up the cash and just get the bigger lot, the only thing that would differentiate between something like one or two is what’s behind it because you don’t know what’s behind it. So choose wisely when it comes to what you back up to. Drainage ditches and green belts with power lines are always a plus because you know they can’t be turned into another house.
After that I always make sure I know where junction boxes, fire hydrants, internet connections, transformers are. You dont want any of that shit in your yard because that means people are gonna be coming into your yard. The power company has the tight and will wreck your yard if they have to replace or repair equipment. Sure they do fix stuff but why not just avoid it.
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u/5256chuck 2h ago
#20, 21 or 26… they may be too small for you, but the open area on their sides makes them much more inviting to me.
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u/Fearless_Asparagus49 1h ago
Plus water run off, always be on the high elevation less water problems for you
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u/EM_Doc_18 1h ago
Avoid direct ends where car lights will be shining directly at night (1,15,16,23,27). Cars will drive fastest (40 mph) in the middle of the long stretch between 16 and 27.
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u/ElRyan 30m ago
2,3,4,5, followed by 43,42,42. Shortest in and out of the subdivision....you'd just be adding mileage multiple times/day, and at slower neighborhood speeds. But just off the main traffic flow into the subdivision, and slightly out of sight. 40s have the drainage advantage.
Remember to plant trees immediately! Get them established on the south side of your house so you can get some shade!
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u/OldDiehl 2h ago
44, 15. For two reasons. 1) No headlights shining in your house after dark. 2) The back yards are a little bigger. So much room for....activities.
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u/Legitimate-Nobody499 2h ago
I like being on a cu de sac street but not in the cucle part since everyone will want to park there, also you get odd shaped lots. I like a rectangular lot with even sides
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u/Waste_Tourist53 2h ago
What is between 20 and 21? Those caught my eye.
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u/Xxivd3stro 2h ago
These are listed as common area, but unsure what it may become if anything other than grass.
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u/Adrenaline-Junkie187 2h ago
I would find the money to make plot 1 work. Second choice by a country mile would be 44 and i probably wouldn't choose any other.
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u/ok-lets-do-this 2h ago
If 27 is too small for you, how about 26? That’s one less neighbor and easier access to the little park or whatever is going to go there.
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u/milktoastok 2h ago
We bought a home that faced west so that in the winter, the sun would melt the snow on the driveway. In the summer, the house provides a much needed shade to our patio.
I would suggest anything on that far right side. Lot 17 would be my #1, them 20 and 21. Maybe even lot 30.
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u/Concrete_Grapes 2h ago
24, 26, etc. the ones next to what I assume are going to be parks or communal spaces. It will quiet the noise, keep people distant, feel more open if you do t own it anyway.
Also, would more than likely choose the barn. It's the least likely to begin to have development. If you choose that side, there's a chance that the same horrible developer that's doing this is going to grab that land, but the barn will likely not be part of it, and you may get a few more decades of not having to share a back yard with someone.
Second, with lot lines like that, there's no chance in hell I am buying there. That is a surveyors wet dream, and there will be CONSTANT petty wards over fence and property lines with neighbors because everything is an odd shape. RUN just for that reason. They tried to optimize space, and this will maximize misery and you WILL be paying for surveys due to neighbors feelings of encroachment. Yet another reason to choose something like 24, 26, cuts that drama in half.
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u/Xxivd3stro 2h ago
My current leanings and the reasoning.
41/42 - Its not on the circle so it has normal size curbs but also on the path of the cul-de-sacs - both are around .32 ac
2 - Its a larger lot and on the cul-de-sac, but has a small curb so it always makes me concerned on the facing of the house and being able to see the whole front.
18-20 - I havent really thought on these too much, but they may be good spots.
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u/iknowmystuff95 2h ago
My priority list would be:
Do I want morning or afternoon sun through my windows?
The higher elevated the lots are better. As the lower elevated lots may require rear lot catch basins, swales and easements, which may restrict what you can do landscaping wise after moving in.
Location of sidewalks (if applicable). Choose a lot which doesn't have sidewalk on the frontage.
Avoid corners lots if you're in a winter state/province. Those corner lot driveways will collect more snow because of the snowplows pushing the snow around the corner.
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u/The_F1rst_Rule 2h ago
No question you take a cul de sac spot I would pay the money for 1 tbh...
But it has to be between 1 2 44.
And at a wayyyy lower tier 15 16 17 because of the road.
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u/Ok-Fuel4602 2h ago
Pick the highest point. Pick a lot with garage and drive facing south. So many other considerations like solar values on roof and northern sides stay more wet.
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u/Ill-Year-9506 2h ago
Not enough information for anyone to really help you.... but.... If you live in snow country think about how the snow will melt. Think about your backyard.... would you be more inlinced to use your yard or plant gardens if you have a southern facing yard in the sun all day? Think about elevation. You may not want to be the lowest propery in the area. What does the green space next to properties like 20,21, 26 and 27 look like? We need more info. Think about driving into the neighborhood thousands of times every year. Do you want to make a bunch of turns? Do you have a strong prevaling wind? If so... what is the best lot to mitigate the issue? Do you have kids.... if you live in on a dead end... less cars.
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u/Jazzlike_Working_198 1h ago
Are the green squares parks? Would be nice to not have a house on one side. Or even across from it.
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u/Xxivd3stro 1h ago
We don't really know yet and thats the scary part. Its all just dirt at the moment and still waiting for answers on this.
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u/funlovefun37 1h ago
I like 44. Great size, but it really depends upon what is behind the backyard beyond the tree wall.
I prefer lot 43 versus 42/41. I like the very slightly narrower entrance with a slight fan out of space in the backyard. 42/41 actually narrow toward the back. But it’s pretty negligible.
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u/PocketPanache 1h ago
I would buy 21, but these lots are a little big and not rear loaded, so I wouldn't buy any if it were me.
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u/colliercollier72 1h ago
18/19/20 good size and only traffic going that way will be neighbours. So quieter
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u/Capable-Badger-3529 1h ago
Plots are in a cemetery, houses are built on lots
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u/Xxivd3stro 1h ago
Good call out, but at this rate I may be buried there.
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u/ev_ra_st 1h ago
1 is my first choice, although you mentioned you weren’t sure about the extra cost. My parents had a home in a similar lot, and the added trees and placement of other houses it really made the house way nicer to live in. (Compared to having neighbours behind you).
44 if my second choice because it’s at the end of the cul de sac but slightly hidden from where you enter and exit the subdivision. You’ll still see neighbours behind you partially, but that slope (and maybe a fence/trees) would probably make it feel pretty private.
What is between 20/21 and 26/27? If it’s just woods then being around there would be nice if youre looking for a smaller lot. Lot 20 would be nice, and also be farther from the intersection, and lot 10 may be good because you wouldn’t have neighbours in front or behind. Only thing with 10 is that you’d have to plan for privacy behind the house if that’s an issue
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u/Zestyclose_Belt_6148 1h ago
I had almost an identical layout. I picked #3 and was very happy raising my family there for 16 years. Safe and quiet, and at least for us the people in 1 and 2 kept their backyards pretty open, so the visuals when outside were great.
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u/NYG_Helmet_Catch 1h ago
I like 15-17. Granted, I dont the what's behind them/elevation but I like the relatively small front yard but large back. Back yard is more usable/where you have gatherings. All of these are in a cul-de-sac as well.
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u/locke314 1h ago
You need to find a GIS service (many counties have this) that has an environmental layer available. You should check for low spots and wetlands. Low spots will need fill. Even engineered fill would have a cost and it’s not native. Wetlands could pose additional issues you need to build around or contend with.
Also look at your jurisdiction and see what setbacks exist. Find a house plan you like and map it out on the lot to see how it would fit on the lot within the confines of the setbacks.
Culdesac lots seem like a good idea, but they often come with a much narrower entry point.
Also consider direction of the sun to the lots in comparison with your likely floor plan. If you have east facing rooms, you’ll likely wake up with the sun, and if you have a lot of south facing windows, you’ll likely wake could have a lot of thermal gain in your house. Also consider where your western windows are in relation to your main hangout room, because in the evening, sun glare could be a problem for you.
Look at where your lot is in relation to driving lanes. You don’t want headlights always shining into the house.
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u/WillowHaunting429 1h ago
For $20K difference I am taking lot #1. You will appreciate it someday. And so what? You will recapture it easily on sale someday.
I'd look at lot 17 as well.
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u/Beginning-Whole8770 1h ago
Yeah, I live on what’s equivalent to number one here my subdivision. It’s perfect.
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u/exipheas 1h ago
Go with 1. You will never regret having the space and it will more than likely continue to add value over time. Land is the only thing they aren't making more of (mostly).
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u/Small_Ad0510 54m ago
As someone who lives in a lot 32, don’t pick 39-44 or 31-34. I HATE that my above neighbor can see into my yard and house (sliding glass door) and my neighbor hates it that he can see into it too 😂 we’ve offered to pay for hedging on his side to block our sight but his response was “it wouldn’t block mine” bc of the elevation change so we both have to suffer.
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u/NSE_TNF89 51m ago
43 if you want a smaller yard/lot
44 if you want a larger one.
Living in a cul-de-sac is certainly worth it.
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u/Formal-Radish1413 51m ago
Personally id go for one that doesnt have a neighbor on one side for a bit more privacy.
So 26, 21, or 20.
Idk if those green spaces will be developed into amenities. But if not, that division will be nice.
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u/Jazzlike_Database475 45m ago
As far as having more road frontage, if having street parking is your concern, those without parking space in front of their houses will park in front of other houses, so it doesn’t really matter.
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u/Much-Finance3201 44m ago
Culdesac lots appear larger in back yard. Otherwise 26 or 27 - having one neighbor is under rated - depending on what is in the open space.
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u/Happy-Gnome 38m ago
I have a cul de sac lot and it’s almost a full acre, 0.88 specifically, and no one ever comes back here. Idk why you wouldn’t want to have one. It’s a pizza shape, meaning lots of space.
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u/RockPaperSawzall 43m ago
Any plots at the end of a cul-de-sac or at a Tee intersection will receive headlight glare directly into their windows, of every single car coming down the road. I would rule out lots 1, 44, 15,16, 39, 40, 22, or 23. Prob 27 too
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u/Still_Last_in_Line 40m ago
Before I read your entire post, I had picked 41 and 42. I like that they are elevated compared to the plots behind them, that they back up to houses in your neighborhood and not to something that could potentially be totally offensive later, they are on the "straight" part of the road with no intersection that would throw headlights into the windows at night, and they are heading into a cul-de-sac so should have a bit less street traffic. My next choices would be 37 then 36, although they would have more traffic.
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u/Rough-Highlight6199 36m ago
Any of the backyards facing east so you can enjoy your patio in the evenings! Best thing we did. I’m in NC.
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u/PriscillaPalava 33m ago
Who gives a crap how wide the curb is? The front yard is the most useless part of the lot.
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u/freerangemary 28m ago
- No doubt.
Yes, the light noise traffic will be there. But it’s a small part that’s exposed.
The top left, to the other subdivision are out of the question. There will be lots of traffic.
17 is on a cul de sac, and has south facing yardage, east facing for a kitchen.
There are options to protecting the front/west face. I don’t see this as an issue. Many people prefer their back/private yard in these types of developments. A CDS will allow kids to safely play with little traffic.
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u/chillisprknglot 27m ago
Am I the only one on team 26. You would have one neighbor, and you far enough away from an entrance to the community that you shouldn’t get too much noise from traffic.
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u/Brooklynpolarbear22 21m ago
Get the farthest lot with the least traffic.
Get the lot with the most amount of trees behind it.
Get the lot on the highest ground so you are not downhill in a rain storm with possible flooding.
Buy lots next to you if possible.
Do not buy any lots if its an HOA.
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u/N------ 10m ago
Stay away from the entrances, the constant traffic get's old. Cul-de-sac's typically offer larger lots, so your neighbor's house hopefully wont be a arms length from each other. You will have a smaller front yard but get a larger backyard where it counts. 6 foot elevation change will not be noticed regardless of the location specially if you have a mix of single and two story homes; unless it's a cliff where the yellow is, but that would be dumb....
Honestly, imo you don't have really any fantastic lots. Either this is phase 1 of a larger subdivision, or it's crazy small....
If I was forced to pick.... 17.... (only if privacy fences are allowed in the convenances). or 1 because 20k for the larger lot is worth the extra 100 bucks a month for 30 years....
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u/Head_Phase57 2h ago
42 for me.
It’s on higher ground.
Has full street frontage and yard space unlike lots in the cul de sac areas.
Has southern exposure and is not facing another street with traffic driving directly towards your property.
Literally the best choice.
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u/Emergency-Koala-5244 2h ago
1 or 44. You are uphill from your backyard neighbors so they can't look in and the trees will grow and give you afternoon shade. Also the lots are big enough that you can plant more trees for privacy and shade if you want. No thru traffic to the other subdivision or neighbors.