One of the most substantial costs in building your new Poconos home is the cost of the land you'll build your house on. But what's a realistic amount to spend?
Like the houses that sit on them, the prices of properties can vary widely based on location, suitability, and special features (such as trees, rivers, or lakes). A fairly common rule of thumb when purchasing land is not to spend more than 20-25 percent of your total budget on the property itself. So, how much does land cost in the Poconos?
Perhaps the best way to answer that is to look at actual properties for sale. To give you a general idea of the price of land in the area, let’s look at a few properties in Pocono Township (you can do your own search for a specific area on Zillow.com).
4.7 Acres for $99,800
A 4.7-acre wooded lot in Tannersville is available for $99,800. This lot is right on the edge of Camelbeach Water Park and will have access to a sports court and a pool.
8.79 Acres for $39,000
Here's another Tannersville property. This 8.79-acre lot is available for $39,000 and includes a driveway and road and has a permit for a septic system. (It even includes a camper that can be used while the home is constructed).
4.6 Acres for $16,000
You can purchase a .46 acre lot in East Stroudsburg for $16,000. This level lot includes rights to a shared well. It sits on a paved private road and is part of the Pocono Mountain school district.
1.12 Acres for $23,000
If you're looking for something a little larger there is a 1.12-acre lot in Scotrun for $23,000 that's located in a very quiet area. There is access to underground electricity. The property is close to shopping malls, Great Wolf Lodge, and just under 5 min to I-80.
1.86 Acres for $75,000
You can purchase a 1.86-acre flat, treed lot in Tannersville for $75000 that is close to route 80, Camelback, Pocono Raceway, and Mount Airy Casino. The property will require a septic system but sits on a paved, public road.
As you can see, there is quite a difference in cost from one lot to another. And the descriptions provided don’t always tell the whole story. There are plenty of available lots all across the Pocono Mountain region. Some are in developed communities and some are remote properties that promise quiet and seclusion.
At Liberty Homes, we build in a variety of communities throughout the Poconos. Be sure to take a look at some of the choice lots we currently have available. We also have an on-site realtor who can show you these different locations or help you find a lot that fits your specific requirements.
One of the advantages to working with a builder such as Liberty in selecting your lot is that we can help you steer clear of lots that may look great on the surface, but can require a lot of costly preparation before their suitable for building. Plus, we’re well aware of codes, requirements, and the importance of access to utilities. We can advise you on the pros and cons of lakefront property and provide advice on property selection anywhere in the area.
When it comes time to buy land in the Poconos, the cost is only part of the equation. You'll want to make sure that the lot you choose delivers the value you expect—and make your home a place you'll love living for years to come.