Buying land means buying what you’re allowed to build. A lot that looks right on the map can still come with limits, so the checks below come before the offer, not after.

Zoning

The town or incorporated village sets the minimum lot size, setbacks, height limits and how much of the lot a house can cover. Ask the building department what can be built on the parcel as it stands, and whether any variance would be needed for your plans.

Survey

Get a current survey showing the boundaries, easements and any encroachments. Your attorney and title company will rely on it, and your architect will need it to design the house.

Utilities

Confirm what reaches the lot: water, electricity, gas and sewer. Most of the South Shore is served by sewers, but not every street is, and a lot without sewer service needs an approved septic design. Connection costs can be significant, so get estimates early.

Waterfront lots and bulkheads

Work on or near the water, including new or repaired bulkheads and docks, usually needs permits from New York State’s Department of Environmental Conservation and the local municipality, and sometimes the U.S. Army Corps of Engineers. Check the condition of any bulkhead, look the lot up on FEMA’s flood maps, and expect elevation requirements for a new house.

Approved plans

Some lots are sold with approved plans or permits in place. Ask for copies and check whether they transfer to you and when they expire.