So, you’re all jazzed about buying a piece of land in Sandpoint. You’re ready for that slower, more peaceful lifestyle. But then, you find out the hard way that the property you bought isn’t what you thought it was. Maybe you can’t put in a sewer system, your well yields barely any water, or worse—you can’t even use the land for what you dreamed of.
Don’t worry, I’ve got you covered! Here are the 10 most critical mistakes to avoid when buying land in Sandpoint, so you can make a confident purchase.
1. Skipping the Perk Test
A perk test determines whether the soil can support a septic system. If the land doesn’t pass, installing a septic system could cost you tens of thousands of dollars—or worse, it might not be possible at all. Spending around $800 for a test before you buy could save you from a major financial headache.
2. Ignoring Well Reports
Drilling a well can be costly, and the water yield varies greatly by location. Research well reports for the area before you commit. A low-yield well (like mine, which was only half a gallon per minute at 700 feet deep) could mean higher costs and ongoing water issues.
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3. Assuming Utilities Are Readily Available
Just because a neighbor has power doesn’t mean it will be easy (or cheap) to get power to your land. Contact the local utility companies—Avista or Northern Lights—to check for transformer locations and potential costs. Also, don’t assume high-speed internet is available. Starlink has improved rural internet access, but verify coverage before you buy.
4. Not Getting a New Survey
Property lines on county GIS maps are often inaccurate. If you’re building near the property line, installing a fence, or adding a structure, get a survey to avoid disputes down the road.
5. Overlooking Train Tracks and Noise
Sandpoint is a train town, and if you’re near a crossing, train horns will be a part of your daily (and nightly) life. If you’re sensitive to noise, check train proximity before purchasing.
6. Ignoring Flood Zones and Wetlands
Flood zones require costly insurance, and wetlands limit what you can build. Check the county GIS system to see if your potential property falls in a designated flood zone or wetland area.
7. Failing to Research Zoning Laws
Just because you have 20 acres doesn’t mean you can subdivide it. Zoning laws dictate what you can and cannot do with your property, from running a business to raising livestock. Make sure your land aligns with your intended use.
8. Overlooking Easements and Deed Restrictions
Easements allow utility companies, neighbors, or even past owners access to parts of your property. Some properties also have view easements, meaning your trees could be legally removed if they block a neighbor’s view. The title company will provide details, so review them carefully.
9. Not Talking to the Neighbors
Neighbors often have insights about the land, including seasonal flooding, road conditions, and past disputes. A quick conversation could provide valuable information you won’t find in the listing.
10. Not Considering Accessibility
That remote, off-the-grid dream property might be a nightmare in winter. Steep, rutted, or unmaintained roads can make access difficult or even impossible. Drive the area in different seasons to assess road conditions before buying.
Final Thoughts
Buying land in Sandpoint can be an incredible investment, but only if you do your due diligence. Avoid these common mistakes, and you’ll be on your way to making a smart, informed decision.
If you’re serious about buying land in Sandpoint, don’t go at it alone! I’m here to help you navigate the process and avoid costly surprises. Have you ever bought land and encountered unexpected challenges? Let me know in the comments!