Buying land

Buying land to build a house in Washington: is the lot really buildable?

A vacant lot looks simpler than a house — no roof, no inspection report, no old plumbing. In practice it carries more unknowns, because the value depends on what a county or city will let you build, whether the soil can take a septic system, where water comes from and whether wetlands or steep slopes shrink the building area. This hub lists the checks to finish before your feasibility period ends.

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Wooded vacant residential lot marked with survey stakes and orange flagging — AI-generated concept illustration; not a photo of a specific place or property.

Quick answer

Before you buy land in Washington, confirm four things in writing: the parcel is a legal lot (created through a recorded plat, short plat or exemption under RCW 58.17), it has legal and physical access, it has a water source (public water letter or a well that fits state water rules), and it can handle wastewater (sewer availability or a passing soil evaluation for a septic design — the "perc test"). Then check zoning setbacks and critical areas such as wetlands, streams and steep slopes, which can shrink the buildable footprint. Write a feasibility contingency long enough to get these answers; a low price does not help if the lot cannot be permitted.

Must-confirm items: legal lot, access, water, wastewater

1 contingency

A written feasibility period protects your earnest money while you check

2 paths

Raw land (no utilities) vs improved land (utilities at the lot line)

Questions this hub answers

buying land in washington state
buying vacant land
how to buy land to build a house
perc test
raw land vs improved land
buying land vs buying a house
how to check if land is buildable

Six checks before you buy a lot

01
Confirm legal lot status
Ask the seller for the recorded plat or short plat, or request a lot status determination from the county or city. A parcel number alone does not prove the lot can be built on.
02
Verify access
Check that the lot touches a public road or has a recorded easement. A dirt track across a neighbour's land without a recorded easement is not legal access.
03
Find the water source
In a water district, ask for a water availability letter. If you will drill a well, confirm the plan fits Washington Department of Ecology water rules and local well requirements.
04
Test for wastewater
Where sewer is not available, a licensed designer performs a soil evaluation (the perc test) and designs a septic system for local health approval. Soil results decide the system type and cost.
05
Map critical areas and zoning
Use the county parcel viewer (King County iMap) to look for wetlands, streams, steep slopes and flood areas, then confirm setbacks with the permitting office. Buffers can cut the usable area sharply.
06
Price utilities and financing
Get quotes for power, water or well, septic or sewer connection and driveway. Land loans usually need a larger down payment than home loans; ask lenders early or plan a construction-to-permanent loan.

Raw land, improved land or an existing house?

Factor	Raw land	Improved lot	Existing house
Utilities	None — you bring power, water and wastewater	At or near the lot line	Connected
Biggest unknown	Whether it can be permitted at all	Setbacks, design review and build cost	Condition of the house
Typical financing	Land loan or cash; larger down payment	Lot or construction loan	Standard mortgage
Time to move in	Longest: studies, permits, build	Permits and build	At closing
Key due diligence	Legal lot, access, water, perc test, critical areas	Zoning, utility fees, HOA or covenants	Inspection, Form 17 disclosure

Site plan, topographic map, soil report folder and tape measure on a desk — AI-generated concept illustration; not a photo of a specific place or property.

Checklist

Land due-diligence checklist

Recorded plat, short plat or lot status determination
Title report reviewed for easements, covenants and access
Water availability letter or well plan
Sewer availability or soil evaluation for septic
Critical areas map check (wetlands, streams, slopes, flood)
Zoning setbacks and maximum lot coverage confirmed
Utility and driveway quotes
Survey with corners marked
Lender pre-approval for a land or construction loan
Feasibility contingency dates on the calendar

Buying land FAQ

What is a perc test and do I need one?

A perc (percolation) test or soil evaluation measures how well soil absorbs water. If the lot has no public sewer, a septic system must be designed from these results and approved by the local health department before a building permit is issued.

Is buying land cheaper than buying a house?

The purchase price is usually lower, but utilities, studies, permits and construction are added on top, and land loans often need a larger down payment. Compare the total cost to move in, not just the lot price.

What does "unapproved" or "not buildable" land mean?

It usually means the parcel was not created as a legal lot, lacks access, water or a septic solution, or is mostly covered by critical-area buffers. Such land may still be sold, but a building permit may not be available.

How long should my feasibility period be?

Long enough to receive the soil evaluation, water letter and a pre-application answer from the permitting office. Ask the designer and permitting office for current timelines before you sign.

Sources

Last checked October 29, 2026. Official sources for the key rules on this page; they describe general rules, and your contract, lender, tax adviser and each agency's current tools control your specific case.

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