Finding the Perfect Piece of Land to Call Home
Finding the perfect piece of land to call home can be one of the more challenging steps in building a custom home. But having the right building team in place can simplify the process and, more importantly, help to ensure you buy the right lot to build your dream home on your land.
In this episode, we talk to Jan Hibbs of Coldwell Banker Gundaker in St Louis, MO, and JanaLee Jacobson from Berkshire Hathaway in Park City, UT about the land search and how to find the right land to build on.
Jan, JanaLee, and Kim talk about what factors you need to consider when deciding where to look for land to build, maneuvering the challenges of land scarcity in the current market, and what to consider when designing to get the right resale value.
Season Three Episode Two | Episode Transcript
Meet the Guests
- Jan Hibbs: CoFounder of Hibbs Luxury Homes and longtime St Louis agent who regularly helps clients source infill lots and navigate neighborhood and municipal rules that affect build-ability and value.
- JanaLee Jacobsen: Berkshire Hathaway agent in Park City leading a top-ranked small team. Deep experience matching clients to lifestyle-driven sites (ski, lake, trails, golf). 
St Louis vs. Park City: Two Lot Worlds
St. Louis: With a mature metro and limited vacant land, ~80% of custom clients look for infill opportunities (teardown + rebuild). Neighborhood fit and value alignment are critical. 
Park City: Slope is common. A “cheaper” lot may cost more to build due to foundations/excavation. Builder input upfront prevents surprises. 
Land Scarcity: Be Patient but Move Fast
Good lots are scarce. Be patient while searching, but move quickly when the right parcel appears: tie it up, then use contingencies for investigations and pricing. Agents can even knock doors or pursue non-MLS leads to find opportunities - finding one who is willing to work to help you find land it critical to success. 
Non-MLS & Detective Work
In both markets, creative sourcing matters: door-knocking, watching for-sale-by-owner signs, pulling tax records, and leveraging agent networks. Buyers and their agents often succeed by working together and casting a wider net. 
Value Alignment & Appraisals
In St Louis's infill neighborhoods, ensure your target build value fits surrounding comps. A $700K home amid $150K comps is a recipe for appraisal and resale pain. An experienced realtor + builder helps validate neighborhood value and future resale. 
In Park City, clarify if this is a primary, second home, or investment. Then align budget to lifestyle. Do you want ski-in/out, lake access, trailheads, golf, or gated communities. Prices range dramatically from premium Deer Valley parcels to value cabin lots on the outskirts. 
Lot % of Total Budget
Lot-to-build ratios vary by market.
St Louis builds often target about 20–25% of your budget for the lot.
In Park City, today’s conditions can push the lot to almost 50% or more of total project cost. Adjust scope of build and finishes accordingly to meet your investment goals. 
Due Diligence Essentials
- Surveys: Order a boundary survey (verify lot lines/pins) and a topographic survey (grade/contours) to establish the building envelope, easements, and realistic foundation design. 
- HOA/CC&Rs & Setbacks: Review indentures/CC&Rs, architectural guidelines, and municipal rules (setbacks, alignment requirements) to confirm your desired footprint fits. 
- Team Coordination: Get builder + architect collaborating early because small structural tweaks can save big dollars without sacrificing design intent. 
Planning for Radon in Your Build
In St Louis, radon is common. Install passive radon infrastructure during construction (sub-slab piping + vertical PVC through the roof) and test before closing. If levels are high, add an attic fan for an active system. It’s inexpensive upfront compared with retrofits later. 
Demolition & Asbestos for Infills
Don’t fear lots with existing homes. Demo is routine, and asbestos abatement, when needed, must be handled by certified pros. Typical ranges are often lower than clients expect, keeping good infill options on the table. 
Lot Excavation: Rock vs. Clay
Park City: Expect rock. Test pits can be inconclusive because even just 10 feet away conditions may change. Most builders advise budgeting a contingency for excavation instead of over-investing in exploratory pits. 
St. Louis: Plan for clay behavior and drainage strategies; lean on your builder’s local experience for foundation choices and allowances. 
ProTips for Building on Your Land
- Build your A-team (realtor + builder + architect) before you buy.
- Use contingencies to complete surveys, review rules, and price site work.
- Be patient in the search but decisive when the right lot appears. 
For more information visit www.artofcustompodcast.com or find us on Facebook and LinkedIn as The Art of Custom. Be sure to subscribe to get the latest episodes and please rate and review. The Art of Custom is produced by HugMonster sound with original music by Adam Frick-Verdeen. Thanks for listening.
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