--- title: 5 Things I Wish I Had Known Before Building a Home on Our Own Land description: Learn essential lessons from a custom home build, including hidden costs, utility connections, and planning tips to avoid budget surprises. image: https://www.liveormondwest.com/hubfs/What%20I%20wish%20I%20new%20before%20building%20a%20house%20Ormond%20Beach%20New%20Construction%20Ormond%20Beach%20Realtor.png --- [Skip to content](https://www.liveormondwest.com/blog/5-things-i-wish-i-had-known-before-building-a-home-on-our-own-land#main-content) [![Live Ormond West Ormond Beach Florida Real Estate-1](https://www.liveormondwest.com/hs-fs/hubfs/Live%20Ormond%20West%20Ormond%20Beach%20Florida%20Real%20Estate-1.png?width=1254&height=1254&name=Live%20Ormond%20West%20Ormond%20Beach%20Florida%20Real%20Estate-1.png)Homepage](https://www.liveormondwest.com/blog/liveormondwest.com) - [Volusia County Relocation Guides](https://www.liveormondwest.com/new-home-buying-guides-moving-checklists-ormond-beach-realty) - [New Construction Communities](https://www.liveormondwest.com/new-construction-communities-ormond-beach) - [Current Happenings](https://www.liveormondwest.com/blog) - [About Live Ormond West](https://www.liveormondwest.com/about-ormond-west-creator) - [Ormond West Communities](https://www.liveormondwest.com/communities) - [Personalized Video Valuation](https://www.liveormondwest.com/what-could-your-ormond-beach-home-sell-for-today) [Explore Communities](https://www.liveormondwest.com/communities) - [Volusia County Relocation Guides](https://www.liveormondwest.com/new-home-buying-guides-moving-checklists-ormond-beach-realty) - [New Construction Communities](https://www.liveormondwest.com/new-construction-communities-ormond-beach) - [Current Happenings](https://www.liveormondwest.com/blog) - [About Live Ormond West](https://www.liveormondwest.com/about-ormond-west-creator) - [Ormond West Communities](https://www.liveormondwest.com/communities) - [Personalized Video Valuation](https://www.liveormondwest.com/what-could-your-ormond-beach-home-sell-for-today) [Explore Communities](https://www.liveormondwest.com/communities) ![](https://www.liveormondwest.com/hs-fs/hubfs/What%20I%20wish%20I%20new%20before%20building%20a%20house%20Ormond%20Beach%20New%20Construction%20Ormond%20Beach%20Realtor.png?width=1672&height=941&name=What%20I%20wish%20I%20new%20before%20building%20a%20house%20Ormond%20Beach%20New%20Construction%20Ormond%20Beach%20Realtor.png) # 5 Things I Wish I Had Known Before Building a Home on Our Own Land ![Nicole Comenole](https://www.liveormondwest.com/hs-fs/hubfs/facebook%20banner%202026.png?width=48&height=48&name=facebook%20banner%202026.png) Nicole Comenole September 15, 2026 Building a custom home on your own land sounds like a dream—and in many ways, it is. You get to choose the location, create a floor plan that fits your family, and watch your home come to life from the ground up. But when we built our home, we learned some incredibly expensive and difficult lessons. We didn’t have anyone guiding us through the process from our perspective. The builder, architect, contractors, and other professionals each had their own role, but no one sat us down and explained how all the decisions connected—or which questions we needed to ask before signing off on the plans. One of those lessons cost us approximately **$60,000 more than we had budgeted for dirt alone**. I’m sharing our experience because building a home can be overwhelming, especially when you don’t know what you don’t know. Here are five things I wish someone had clearly explained to us before we started. ## 1. Impact Fees Can Add Thousands to Your Budget Impact fees are one-time fees associated with new construction. They help offset the additional demand that a new home places on local infrastructure and public services, such as roads, schools, parks, fire protection, and emergency services. The amount depends on where you are building and which local government has jurisdiction over the property. Before purchasing land or finalizing your construction budget, ask: - Which impact fees apply to this property? - How much are they currently? - Are they included in the builder’s price? - When will they need to be paid? Never assume that a quoted home price includes these fees. Get the answer in writing. ## 2. Utility Connections May Not Be Included Having utilities available near a property does not necessarily mean connecting to them will be simple—or inexpensive. Depending on the location, you could be responsible for water and sewer connection fees, electrical service, trenching, extending utility lines, or installing a well and septic system. The distance between the home and the available utilities can also affect the cost. Before committing to a lot, determine exactly which utilities are available, where the connection points are located, and who is responsible for each expense. ## 3. A Topographical Survey Is Different From a Boundary Survey A standard boundary survey identifies the property lines. A topographical survey provides additional information about the land, including its elevations, slopes, drainage patterns, and physical features. That information can affect where the home can be placed, how water will move across the property, and how much grading or fill dirt may be required. We did not fully understand how much the characteristics of the land could influence the construction budget. A topographical survey can provide valuable information before the house is positioned and the site work begins. Ask whether one is required—and whether obtaining one earlier could help identify expensive site conditions. ## 4. Dirt Is Expensive—and the Final Cost Can Be Unpredictable This was our most painful lesson. The dirt required for our property ended up costing approximately **$60,000 more than we had budgeted**. The cost is not just about purchasing and delivering dirt. The site may need clearing, grading, filling, and repeated compaction. The soil must meet specific compaction requirements before the foundation can move forward, and the amount of material needed may change once work begins. That creates a frightening amount of uncertainty when you are already financially and emotionally invested in the project. Before construction starts, ask: - How was the dirt allowance calculated? - What quantity is included in the contract? - What happens if more dirt is required? - Who determines whether the compaction requirements have been met? - What is the price per additional load? - Is there a maximum cost or contingency allowance? - Could soil testing or additional site evaluation reduce the uncertainty? An allowance is not the same as a guaranteed price. That distinction needs to be clearly understood before you sign. ## 5. Decide Whether You Want an Attic Before Finalizing the Plans We also learned that the architect’s plans were not simply a general picture of the home. Once approved, those plans controlled nearly everything that followed. The architect did not walk us through every detail or explain how certain decisions would affect the way we eventually used the house. We didn’t understand that if we wanted usable attic storage, it needed to be considered before the architectural and structural plans were finalized. Your roof design, truss system, ceiling heights, attic access, ductwork, and mechanical equipment can all affect whether usable attic space is possible. Do not assume an attic can simply be added later. Before approving the plans, mentally walk through the home as if you already live there. Ask about storage, attic access, outlets, lighting, furniture placement, mechanical equipment, and anything else that matters to your everyday life. ## The Hardest Part Was Not Knowing Who Was Guiding Us The hardest lesson wasn’t any single fee or design decision. It was realizing that no one was overseeing the entire process solely from our point of view. Each professional was responsible for a specific piece of the project. We assumed someone would explain the bigger picture and warn us when a decision could create a major expense or permanent limitation. That did not happen as clearly as we expected. Building our home taught me that buyers need someone who will slow the process down, help them ask questions, and encourage them to investigate the land—not just fall in love with a floor plan. I cannot promise that every expense can be predicted. Sometimes conditions are only discovered after construction begins. But informed buyers can ask better questions, build stronger contingencies into their budgets, and reduce the number of painful surprises. ## Thinking About Buying Land or Building in Volusia County? Before purchasing a lot, make sure you understand more than its price and location. Investigate the utilities, impact fees, surveys, site conditions, construction allowances, and architectural decisions that could affect your total investment. I’ve been through this process personally, and I know how overwhelming it can feel when you don’t have someone helping you see the questions you haven’t thought to ask. If you’re considering buying land or building a home in Volusia County, contact me before you make the purchase. Let’s look beyond the listing and start asking the right questions from the beginning. ## Bonus: Budget for the Things the Home May Not Include One of the smaller—but still surprising—lessons was discovering how many everyday items were not included with our new home. Many newly built homes do not automatically come with window blinds, towel bars, toilet paper holders, ceiling fans, or even certain light fixtures. What is included varies by builder and contract, so never assume something will be there simply because you saw it in the model home. Individually, these items may not seem significant. But purchasing window treatments and basic fixtures for an entire house can add thousands of dollars when you are already paying for moving expenses, furniture, landscaping, and other finishing touches. Before signing your contract, ask for a detailed list of everything included with the home. Then walk through the model or review each room on the plans and make a separate list of everything you will need to purchase after closing. It is much easier to prepare for these expenses before moving day than to discover you have no blinds on your bedroom windows that first night! **Nicole Comenole** Licensed Florida Real Estate Broker Creator of Live Ormond West [LiveOrmondWest.com](https://www.liveormondwest.com/) ## Share this post [mailto:https%3A%2F%2Fwww.liveormondwest.com%2Fblog%2F5-things-i-wish-i-had-known-before-building-a-home-on-our-own-land](mailto:https%3A%2F%2Fwww.liveormondwest.com%2Fblog%2F5-things-i-wish-i-had-known-before-building-a-home-on-our-own-land) ## Keep reading ### [![](https://www.liveormondwest.com/hs-fs/hubfs/Thigns%20to%20do%20In%20Ormond%20Beach%20This%20weekend%20Ormond%20Beach%20Realtor.png?width=1672&height=941&name=Thigns%20to%20do%20In%20Ormond%20Beach%20This%20weekend%20Ormond%20Beach%20Realtor.png) To-DO What’s Happening Around Town This Weekend? 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