You only get one chance to buy the right lot. The wrong slope, missing utilities, or a hidden easement can add months of delays and tens of thousands in extra work. If you plan to build in Leander, you want clarity before you commit. This checklist walks you through what to verify, who to contact, and how to keep your build on time and on budget. Let’s dive in.
Confirm jurisdiction and zoning
Understanding who regulates your lot sets the rules for everything that follows. Permits, setbacks, impact fees, and inspection paths differ between the City of Leander, a Municipal Utility District, and unincorporated Williamson County.
What to verify
- Jurisdiction. Is the lot inside Leander city limits or in unincorporated Williamson County.
- Zoning and future land use. Confirm permitted residential uses, accessory structures, and lot coverage.
- Adopted codes. Ask about the International Residential Code version and any local amendments.
- Fees. Identify impact fees and tap fees that may be due at permit time.
- MUD status. If in a MUD, confirm boundaries, tax assessments, and any outstanding bonds.
Who to contact
- City of Leander Development Services for in‑city lots and floodplain guidance.
- Williamson County Development Services for unincorporated parcels.
- Williamson County Appraisal District to see taxing entities and confirm MUD status.
Tip: Your ability to receive a certificate of occupancy will depend on both building inspections and utility acceptance. Confirm both early.
Verify utilities and serviceability
Utilities can make or break a lot. Even if lines are “at the street,” you still need written confirmation of capacity, connection procedures, and costs.
Water and sewer
- Public water. Confirm if the lot is served by the City of Leander or a MUD. Request a written availability letter and tap fee schedule.
- Sewer. Verify if gravity sewer or a force main is nearby. If not available, confirm if on‑site sewage facilities are allowed and what permitting is required.
- Septic feasibility. If considering septic, plan for a soil evaluation and design that meets county and TCEQ standards.
Electric, gas, and communications
- Electric. Identify the provider and ask for an estimate to extend service from the nearest point.
- Gas. Confirm natural gas availability and connection requirements. If not available, plan for propane.
- Internet. Check wired internet options and evaluate cell coverage on site if you plan to rely on hotspots.
Action steps
- Request utility availability letters from all providers.
- Ask for written estimates for lateral extensions, meters, and any off‑site work.
- Confirm trash and recycling service through the city, county, or private haulers.
Assess site conditions and soils
Central Texas soils and slopes drive foundation design and site costs. A geotechnical report is essential for informed budgeting and structural planning.
Topography and slope
- Walk the lot to understand elevation changes and possible need for retaining walls.
- Steeper slopes increase grading, erosion control, and foundation complexity.
Soils and foundation
- Expansive clays are common in this region. Expect engineered slabs or piers where conditions warrant.
- Order a geotechnical investigation before finalizing plans. Builders often require it for structural design.
Drainage and natural features
- Identify low spots, ephemeral creeks, springs, or drainage swales.
- Review drainage easements and required buffers. Building in these areas is typically restricted.
Recommended inspections
- ALTA or boundary survey showing all easements and improvements.
- Geotechnical soil report with foundation recommendations.
- Tree and vegetation survey if preservation or removal costs are concerns.
Map easements, setbacks, and rules
Legal constraints can shrink your buildable envelope more than you expect. Verify the build area before you choose a floor plan.
What to gather
- Recorded easements. Utility, drainage, access, and pipelines. Building inside easements is typically prohibited.
- Setbacks. Front, side, and rear. Corner lots can have dual‑street setbacks.
- Plat and deed restrictions. Compare the recorded plat to the deed to catch any added restrictions.
- HOA or POA rules. Architectural standards, materials, fencing, minimum sizes, and approval timelines.
- Access rights. Confirm legal access from a public street and any private road maintenance agreements.
- Mineral rights. Determine if minerals are severed to understand any future surface activity risks.
Where to get documents
- County Clerk’s office for plats and recorded documents.
- Seller, HOA, or management company for CC&Rs and architectural review procedures.
- Title company for a title commitment that lists exceptions and encumbrances.
Understand floodplain and drainage
Flood status influences insurance, design, and permitting. Do not rely on marketing maps alone.
What to check
- FEMA flood zone. Identify whether any portion of the lot is in a Special Flood Hazard Area.
- Base flood elevation. If in or near a flood zone, understand elevation requirements for finished floors.
- Local rules. Cities and counties may add elevation or drainage standards beyond FEMA.
- Detention and runoff. New builds may need on‑site detention or stormwater controls.
How to verify
- Review FEMA maps and consult the city or county floodplain office for local requirements.
- Visit the lot after heavy rain to observe ponding, erosion, and access.
Budget and timeline impacts
A low purchase price can mask higher build costs. Capture the full picture before you commit to plans or a builder contract.
Common cost drivers
- Grading and site prep for slopes, cuts, fills, and erosion control.
- Engineered foundations to address expansive clays.
- Utility extensions for long runs to water, sewer, electric, and communications.
- Retaining walls and drainage structures on sloped sites.
- Tree removal, preservation, and landscaping.
- MUD taxes and assessments that increase ongoing carrying costs.
- HOA application fees and architectural inspections.
Typical timeline considerations
- Permitting. Allow several weeks to months depending on jurisdiction and complexity.
- Utility coordination. Extensions and meters can add weeks to months.
- Geotechnical testing and engineering. Plan for 2 to 6 weeks and potential design updates.
- HOA design review. Timelines vary. Many committees target 30 days but can take longer.
Tip: Ask your builder for written allowances and a clear change order process for site unknowns.
Location and neighborhood factors
Daily life and resale value depend on more than the lot line. Study the bigger picture around your homesite.
What to review
- Commute routes to major employment centers. Drive them during peak times.
- School attendance zones. Confirm current assignments with the district.
- Parks, trails, groceries, and planned commercial development.
- Planned roads, rezonings, or large projects on city and county planning maps.
- Local law enforcement data and community trends.
Note: New master‑planned communities can offer strong amenities while nearby phases stay under construction for years. Ask about phasing and the builder’s timeline.
Your due‑diligence checklist
Work through this sequence during your option period and make each item a contingency where possible.
- Obtain a title commitment and review all exceptions with your title company.
- Order an ALTA or boundary survey showing easements and improvements.
- Request utility availability letters for water, sewer, electric, gas, and internet.
- Commission a geotechnical soil report to inform foundation design and costs.
- Check FEMA flood maps and confirm local floodplain requirements and BFEs.
- Verify zoning, setbacks, and the buildable envelope with the city or county.
- Collect CC&Rs and HOA rules. Confirm architectural review steps and fees.
- Confirm MUD status, tax rate, bonds, and fees through the appraisal district and seller disclosures.
- If septic is needed, complete the soil evaluation and septic design feasibility.
- Get builder estimates for grading, utilities, foundation engineering, and drainage.
- Order a tree survey or consult an arborist if preservation or removal is a factor.
- Visit the lot after heavy rain to observe drainage and access.
- Map the permitting path and expected timelines. Coordinate with your builder’s schedule.
How Bryan Thomas Properties can help
You deserve an advisor who understands both the dirt under your feet and the design on the page. With hands‑on experience across 200 plus homes, we help you interpret geotechnical findings, shape your buildable envelope, coordinate with utilities, and plan the site work that keeps your project on budget. If you are weighing two or three lots, we can model the likely foundation type, utility runs, and design approvals so you choose with confidence.
Ready to shortlist the right Leander lot and move forward with clarity. Work with the boutique guidance and project oversight you need through Bryan Thomas Properties.
FAQs
What makes a Leander lot truly buildable?
- Confirm jurisdictional approvals, utility availability, a clear survey that defines a buildable envelope, and a geotechnical report that supports a feasible foundation design.
How do I confirm if my lot is in a MUD in Leander?
- Check the taxing entities through the county appraisal district and request the seller’s MUD disclosure to verify boundaries, rates, and outstanding bonds.
Who usually pays for utility extensions and tap fees on a new build?
- Buyers or their builders typically pay for on‑site utility laterals and tap or impact fees, which are assessed by the city, county, or utility provider at permit or service connection.
Do I need a soils report for a flat lot in Central Texas?
- Yes. Expansive clays are common and can impact foundations even on flat sites. A geotechnical report helps your engineer select the right foundation and reduce future risk.
What should I look for during a rainy‑day lot visit?
- Watch for ponding, sheet flow paths, eroded slopes, and soft access areas. Note where water enters and exits the property to inform drainage and grading plans.
Can I build in a flood zone in Williamson County or Leander?
- Building may be possible with elevation and engineering that meet local floodplain rules, but it can add cost and time. Confirm base flood elevation and local requirements early.
