In addition to researching specific parcels of interest, you can learn about septic and well requirements and building permit costs. Many people want to do what you are doing, and many find after investigation that it makes sense in some cases to buy land with an existing home and remodel or expand. The issues related to well and septic and building are complex and dependant on zoning, water zone classifications, terrain and soil and lot size, among other things. There are several good consultants who work with property owners to help to guide them through the process. It is also important to work with agents who are knowledgeable about country property so they can help you to focus in on the most appropriate properties for your needs.
Vested mound means that the property you are looking at may have a vested septic permit based upon perc and design work that would enable an above grade system to be built. The permit has an expiration date which can be renewed in some cases. In general, building requirements will only become more strict with time and all the regulations are subject to change as well as varying degrees of interpretation.
You can get the history of the parcel you are interested in with regard to permits, zoning, etc. and a good deal of that is now online. One caveat, is that when you speak to people at PRMD, you may get several different answers. Ask to have the code, and get your answers in writing, if possible. When purchasing land, one of the first things to check is availability of water ( is it a water scarce area, is there boron or arsenic in the surrounding area wells?) and whether or not the property will perk for a septic system. A property that has had a successful perk test, will receive a designation as to what kind of system can be put on your site, and how many bedrooms it will accommodate. Unlike in other areas, Sonoma County designates the number of bedrooms, not bathrooms, that one can build. Vesting is the process of having this approval. A mound system is appropriate when the land itself doesn't perk. A berm is built and that is where the leach lines are housed. So, a vested mound is an approved septic sytem plan. There is a time frame for vesting, and if a property is not developed within that time frame, the buider must start the process all over again.
A huge difference in modulars is the time from once the permits are pulled to the home being completed. The home is complete when it is delivered, electricity, plumbing, fixtures, cabinetry et al. It is hooked up to sewer, water etc. and you are ready to go. We have completed homes in 90 days after the permits are pulled.
If you prefer a more rural property, you have to possibly factor in a well and septic system which is an additional step and cost in the process. One note on a comment that was made in another agent's answer- if there is an existing septic system at a home site, you would have to replace it- unless it is brand new. If it is a septic that went with an older home that is still on the property or one that was torn down, you will need a new septic system designed for today's building codes. So you can't just hook up to an existing septic unless it was just done in preparation for selling the land.
At any rate, these are high quality luxury homes that are completed quickly and efficiently. That can't be said for every modular home provider, but for the firms that I work with and my team, that is a true statement. I look forward to hearing from you! Dianne
I have a property listed at 1023 Redtail Road in Healdsburg that would be a perfect choice for what you are thinking about doing. http://www.redtailroad.com
The Sonoma County PRMD is the place to start.
http://www.sonoma-county.org/prmd/ this is a great site.
Let me know if you need any other help.
RE eBroker REALTOR®
From a real estate perspective, lots in the city of Healdsburg are selling at very low prices. In fact, they're selling beneath replacement value, so when these lots (most are bank owned) are sold, there aren't any other lots in the pipeline.
If you are inside the Healdsburg city limits your lot is probably served by public sewer, so the question about a vested mound goes away. The other thing anyone thinking of building in Healdsburg needs to be aware of is the growth management plan which controls the number of new homes that can be built each year. It's a very important question to ask early in your lot searching process.