In January of 2002, Doug began his real estate career working for the Blue Green Corporation, as an on-site agent at Winding River Plantation in Bolivia, NC. They sold dirt and nothing but the dirt.
When we sold a homesite (learned to never call it a “lot” because a woman would never build her Dream Home on a “lot”!!), the dirt came with all the trees, valleys, gullies and pitches. So, when it came time for your builder to prepare you dirt for your Dream Home, the additional costs to clear, level and bring in soil could have bee a few thousand to over $20,000. These costs were often overlooked in the budget and quite honestly, stretched more budgets than people would have thought.
In a response to the negative press from builders and property owners, sometime around 2013, local developers here and from coast to coast, began “wholesaling” homesites – which is the practice of preparing the homesites to the point where they are referred to as “pad ready.”
To provide a “pad ready” homesite, this is what a developer must do:
- Remove the trees from the homesite. Keep in mind that in the past 10+ years, the average homesite decreased from 1/3 acre to 1/4 acre in size, so in essences, it’s almost impossible to save trees on 1/2 acre for by the time you place your Dream Home on the homesite and make room for the driveway, walkways and porches, you really have very little dirt left.
- After the trees have been hauled away, it is time to dig down 3-6′ and clear our the twisted roots, dead branches and vines – otherwise known as mat.
- Once the mat is removed, soil experts/engineers will weigh in on what needs to be added, such as crushed stone, fine gravel, sifted soil and/or sand.
- The homesite will them be shaped properly, with the center being crowned and tilted back to front, as this will allow for proper drainage to the street and stormwater system. In essence, it will look like the field at the Giants Stadium, with a slight back to front tilt.
- Lastly, the homesite will be compressed according to local engineering standards, as the soil needs a specific PSI (pounds per square inch) in order to be built upon.
If you have yet to build your Dream Home, there is a lot to know about with regards to dirt, so be sure to find a real estate Broker that is educated in these matters and can best represent your interests. A few more items worthy or passing along to you:
- Be sure to ask if the homesite is in a flood zone. Walk around the property and up and down the streets of all homesites and locate the closest ponds and/or creeks/rivers/streams, for water damage to your home can be life-altering.
- Ask and/or look-to-see if the developer has installed storm water drainage. If not, then there will be swales/gullies in your front yard that collect water when it rains. Many people do no like having a lake in their front yard every time they get a hard rain.
- Ask neighbors about drainage. Don’t be shy either, as just about everyone will be more than happy to share whatever date/info you are looking for.
- Don’t be afraid to reach down and put some of the topsoil in your hand. If it is hard and clay like, then you either might have to pay a lot for new sandy soil or, be stuck with drainage issues on your homesite.
- Drive out to the homesite after or during a heavy rain. If you are purchasing a homesite, you more than likely have a 30-45 day closing, so you really do have plenty of time.
If you want to get the dirt on the dirt, call any of our Brokers today, as many of us worked previously for developers/builders. If you are looking elsewhere in the country, well, at least you know enough to be dangerous.
And, don’t forget about Haley Wilson with www.PlanViewDesign.com – who has designed more award-winning homes in Brunswick County than any home designer or Architect! If you’re ready to find your homesite to build your Dream Home, then contact us at Carolina Plantations to get started today!