Wetlands?

[chrissy30004]

I am considering buying a lot with some wetlands...Is this a bad idea? Could it hurt the value of my home? I understand that we can't build ON the wetlands, but I could get around that but it seems that my yard would be a big muddy mess! The lot is .80 with the left hand side considered wetlands (about .20 of the lot) The lot is in The Woods for $124,900. Any advice would be appreciated.
Chrissy

[jodiFL]

Having a portion of your lot designated as wetlands doesnt necessarily mean that the yard will be a mess. But it would be best to visit the lot after a really good rain/storm and see how bad it gets.

[Smiling JOe]

wetland classification doesn't necessarily equate to a wet yard. There are some subdivisions like The Woods, and neighboring Bay Magnolia, located down the street, which have rather large lots, with wetland areas separating some of the lots. In most of the cases in those two subdivisions, the wetlands provide a nice buffer from neighbors. Your Realtor should be able to answer your questions regarding wetlands. This might be a great test question to see their experience and knowledge of wetlands.

[kurt]

You need to have it checked by an expert. Many of the neighborhoods in that area are very low. I would not buy a lot near the bay that has wetlands on the property unless it also had a section that was quite high on it. And even then I would be very careful, and also build well off the ground. You may not be able to get to or from your property in a bad storm but your house should be OK if it is raised.

[Smiling JOe]

You can also find out much about the wetlands on the property via the County website, if you know what you are doing.

[scooterbug44]

A lot having wetlands is not necessarily a bad thing, but it can be.

It restricts the area you can build on as you typically can't build within 25' of wetlands and may require a special permit or mitigation. Don't dismiss a property because of wetlands, but make sure you do your homework and know exactly what your restrictions are.

There are 2 different types of wetlands - Army Corp of Engineers and Department of Environmental Protection. (So be wary of sleazy realtors who are quick to tell you a lot contains no wetlands of one specific type).

The seller should have a recent survey that tells you what flood zone the property is in, which is more of a deal breaker for me than wetlands because of the insurance issues or height requirements.

They may also have an environmental report that much more specifically tells you what your restrictions are.

Good luck! :wave:

p.s. Don't take the realtor's word on wetlands. Unless it's in writing, it doesn't mean diddley squat!

[Smiling JOe]

FEMA flood plains are also available via map on the County's website. They don't make it easy to figure it all out, but a good Realtor should be able to show you the maps with the wetlands, soil types, FEMA Flood plains, zoning, etc. Elevation of the bottom of your house is critical when it comes to insurance and flooding.

[Bobby J]

I am considering buying a lot with some wetlands...Is this a bad idea? Could it hurt the value of my home? I understand that we can't build ON the wetlands, but I could get around that but it seems that my yard would be a big muddy mess! The lot is .80 with the left hand side considered wetlands (about .20 of the lot) The lot is in The Woods for $124,900. Any advice would be appreciated.
Chrissy

Chrissy,

That listing has a survey in the MLS package. I like the lot. The survey shows the wetland areas but they seem to be hand drawn in. The lot is large enough to be OK but proceed with caution. Get a recent study so you understand your build-able footprint(setbacks are 25' from CORE line). I like these guys, BDI 850-434-1935. Ask for Taylor. Make your contract contingent upon buyer satisfaction of environmental studies. I am sure your agent already gave you all this info but having looked at lot recently making sure you are covered. Wetlands can be a nightmare if you do not receive all the correct info. Good luck, great lot!

[SHELLY]

Even if not "wet" now, when they start covering "non-wet lands" with concrete, it can most certainly cause a change in the "wetlands" on your property.

What's the price difference between the "wetlands" parcel and a dry one?

.

[Smiling JOe]

I just did a quick check and see the survey which is included with the listing. As Bobby says, it is hand drawn, and there is a note that the wetland line is scaled from the original plat and needs to be field tested before building. Hiring an Environmental Engineer to do a wetland study would be wise if you are serious about buying the property. As mentioned above, it can be worked into the language of the offer, making the sale contingent upon your approval of the results of the wetland report.

One thing I did notice in my quick check was a very different representation of wetlands between the hand drawn survey and the County wetland maps. The County Wetland overylay maps are not necessarily accurate, but they can give you good guidance to do further research. I'll attach the wetland map from the County below. The subject lot, #28 is outlined in red. Also, note that it is possible to build on wetlands when you mitigate land. depending on the type of wetlands on the property and the location of those wetlands, and the size of the home being built and the wetlands being impacted, it may still be possible to mitigate, using the some of the subject lot. Again, the wetland map shouldn't be the only resource one is using. It is simply a guide to further your research, and hiring an Environmental Engineer would be well worth the money if you are serious about purchasing. Costs should be somewhere between $300-$400 for a wetland study of that lot.

[chrissy30004]

I just did a quick check and see the survey which is included with the listing. As Bobby says, it is hand drawn, and there is a note that the wetland line is scaled from the original plat and needs to be field tested before building. Hiring an Environmental Engineer to do a wetland study would be wise if you are serious about buying the property. As mentioned above, it can be worked into the language of the offer, making the sale contingent upon your approval of the results of the wetland report.

One thing I did notice in my quick check was a very different representation of wetlands between the hand drawn survey and the County wetland maps. The County Wetland overylay maps are not necessarily accurate, but they can give you good guidance to do further research. I'll attach the wetland map from the County below. The subject lot, #28 is outlined in red. Also, note that it is possible to build on wetlands when you mitigate land. depending on the type of wetlands on the property and the location of those wetlands, and the size of the home being built and the wetlands being impacted, it may still be possible to mitigate, using the some of the subject lot. Again, the wetland map shouldn't be the only resource one is using. It is simply a guide to further your research, and hiring an Environmental Engineer would be well worth the money if you are serious about purchasing. Costs should be somewhere between $300-$400 for a wetland study of that lot.
Thanks! I am definetely going to do that this week! Keep your fingers crossed for me!!!

[Bobby J]

SJ, Big difference from what you are showing and the county. I walked it and it did not appear that wet but without a fresh environmental study the county will use what they have when you go to permit.
Shelly, there are several lots available in the woods ranging from $124,000 to $300,000. The other good deal is $155,000 in the woods. It has a disadvantage of being right on the main road though. I do not see any wetland indications on this one at this time. Most all other lots hop up into the high $200's.

[Smiling JOe]

What I am showing is actually from the County. Remember, property classified as wetlands doesn't have to be wet. Engineers will study the vegetation and soil to make that determination. As I stated, the County's Wetland Map should be nothing more than a red flag to do further research, such as hiring a professional Environmental Engineer. The County Wetland Map Overlay is likely from the original plat of The Woods.