Lot selection is the most consequential decision in a custom home project — and the most under-discussed. Clients spend months evaluating floor plans and finishes, but sometimes commit to a lot based on a 30-minute visit and a view. The lot doesn't just determine your address. It determines your foundation cost, your available floor plan, your sun exposure, your construction timeline, and the long-term enjoyment of the home.
Slope and Foundation Cost
The grade of the lot is the single biggest variable in construction cost. A flat or gently sloping lot requires a standard foundation — slab or crawl space. A steep lot may require engineered retaining walls, stepped foundations, or pier-and-grade-beam systems that can add significant cost to the project.
We evaluate every lot's slope before providing a preliminary budget. Two lots in the same community, at the same listed price, can produce substantially different total project costs based on what the foundation will require. Walking the lot with a builder before purchase is the best way to understand these variables.
Sun Exposure and Orientation
In the Wasatch Back, sun exposure matters more than in most markets. Winter days are short, and the low sun angle means parts of your lot may receive little or no direct sunlight during December and January — depending on orientation and surrounding terrain.
South-facing lots capture the most winter sun. North-facing slopes can be beautiful in summer but cold and shaded in winter. East-facing lots get morning light. West-facing lots get dramatic sunset views but intense afternoon heat in summer. Your architect can optimize the floor plan for any orientation, but understanding the sun patterns before purchasing the lot ensures realistic expectations.
View Corridors
Views are often the primary driver of lot selection — and they should be carefully evaluated. Walk the lot at the anticipated elevation of your main living level, not just ground level. A lot that offers mountain views from the ground may have obstructed views from a living room positioned 8 feet higher due to neighboring structures, trees, or terrain.
Consider what's between your lot and the view. Will neighboring development eventually block sight lines? Are there protected open spaces or golf course frontage that guarantee long-term views? These are questions your builder and real estate agent should help you evaluate.
Utility Access
Established communities like Promontory, Deer Valley, and Benloch Ranch have utility infrastructure in place — water, sewer, electricity, gas, and communications. Remote lots, particularly in unincorporated Wasatch County, may require well drilling, septic systems, propane instead of natural gas, and extended utility runs.
The cost of bringing utilities to a remote lot can be substantial. An extended power line run, well drilling, and septic installation can add meaningful cost to the project. These costs are predictable but must be evaluated before purchase to avoid budget surprises.
Lot Pricing Across Communities
Lot costs in the Wasatch Back range widely by community:
Heber City: $300K–$2M. Benloch Ranch: $1.2M–$4M. Tuhaye: $500K–$3M. SkyRidge: $600K–$3M. Promontory Club: $800K–$5M+. Park City: $500K–$10M+ (varies widely by location). Glenwild: $1M–$5M. Deer Valley: $2M–$15M+. Marcella Club: $1M–$8M+. The Colony: $3M–$20M+.
These ranges reflect current market conditions and will change over time. Land costs combined with your anticipated build cost per square foot give you the total project budget — the number that matters more than either figure alone.
The Free Lot Consultation
Roderick Builders offers free lot consultations. We walk the site with you, evaluate slope, access, utilities, sun exposure, and view corridors, and provide preliminary feedback on what the lot would support for your intended build. This evaluation can save significant money and frustration by identifying opportunities and challenges before you commit.
If you're evaluating lots in any Wasatch Back community, we're happy to walk the property with you and share what we know about building in that specific location.
Frequently Asked Questions
Should I consult a builder before buying a lot?
Yes. The lot determines foundation cost, floor plan constraints, sun exposure, and construction timeline. A builder can identify cost variables that aren't visible to buyers — slope, soil conditions, utility access, and DRB requirements. We offer free lot consultations.
How much do lots cost in the Wasatch Back?
Lots range from $300K in Heber City to $20M+ at The Colony. Mid-range communities like Benloch Ranch ($1.2M–$4M) and Tuhaye ($500K–$3M) offer strong value relative to Summit County communities.
Does slope affect the cost of building?
Significantly. Steep lots may require engineered retaining walls, stepped foundations, or pier systems that can add substantial cost. Two lots at the same price in the same community can produce very different total project budgets based on grade.
What should I look for in sun exposure?
South-facing lots receive the most winter sunlight — important at Park City's latitude where winter days are short. North-facing slopes can be shaded and cold in winter. Walk the lot and consider how the sun will hit your main living spaces during different seasons.
Does Roderick Builders offer lot consultations?
Yes. We offer free lot consultations where we walk the site, evaluate slope, access, utilities, sun exposure, and view corridors, and provide preliminary budget feedback. This is available for any Wasatch Back community where we work.