What to Know Before Buying Raw Land in the Seattle-Tacoma Area

Pacific Northwest

Buying raw land in the Greater Seattle-Tacoma area can be an exciting and rewarding investment—whether you're dreaming of building a custom home, setting up a retreat, or investing for the future. But purchasing undeveloped land is a lot more complex than buying a move-in-ready house. From septic feasibility to water access and topography, there are some critical considerations to evaluate before you make an offer. As a local realtor who’s helped many clients navigate these decisions, I’m here to break down the essentials.

1. Septic System Feasibility

Most raw land in rural parts of Pierce and King County won’t be connected to city sewer, which means you’ll need a septic system. Before purchasing, it's crucial to conduct a perc test (percolation test) to determine if the soil can absorb wastewater. If the land fails this test, it may not be buildable—or may require an expensive engineered system.

Counties also have varying regulations and lot size minimums for septic approvals. Be sure to work with a local professional who understands regional health department requirements. I always recommend clients include a septic feasibility contingency in their offer.

2. Wetlands and Critical Areas

The Greater Seattle-Tacoma region is known for its natural beauty—and that includes wetlands, streams, and protected habitat areas. But while picturesque, these features can severely restrict where and what you can build.

If there’s standing water, marshy ground, or native vegetation, it’s smart to order a wetland delineation from a licensed biologist. Just because a parcel appears “dry” doesn’t mean it’s free of regulated buffers. Once identified, these buffers can significantly reduce your usable area and add time (and cost) to your permit process.

3. Slope and Topography

Much of our region’s terrain is hilly or wooded, so evaluating the slope of your land is critical. Steep lots may require extensive grading, retaining walls, or even geotechnical studies—especially in areas prone to landslides or erosion.

A flat parcel might seem easier to build on, but don’t underestimate the value of views on an elevated lot. Just make sure the buildable area meets your goals. Request a topographic survey early in the due diligence process to identify elevation changes and potential constraints.

4. Water Access (Well or Public Water)

One of the most overlooked aspects of raw land is water availability. If the parcel isn’t connected to city water, you’ll likely need to drill a well—and that’s not guaranteed. In some areas, water rights are restricted or unavailable, making well drilling difficult or impossible.

Always verify whether the land has a water share, utility stub, or an existing well. Drilling a well can cost anywhere from $15,000 to $40,000, depending on depth and location. You'll also want to review well logs from nearby properties and talk to the local health department for insights on groundwater viability.

Additional Considerations

Don’t forget about road access, power, and zoning. If a parcel is landlocked, you’ll need to secure an easement. Check if utilities are nearby or if you’ll need to bring in power poles (which can get expensive). Zoning will determine what you can legally build, so make sure your plans align with the county’s regulations.

Let’s Walk the Land Together

Buying raw land requires a different kind of expertise—and it's easy to fall in love with a beautiful piece of property only to discover it's unbuildable. I specialize in guiding buyers through these challenges in the Seattle-Tacoma market and can connect you with the right professionals every step of the way.

If you're considering land in Pierce or King County, let’s walk the land together and make sure you're covered from every angle.
📞 Call or text me Erik Molzen Realtor directly at (206) 643-8845 for personalized advice and a no-pressure consultation. Or visit my website at https://erikmolzen.bhhsnw.com/ . 

#seattlelandforSale, #tacomarealestate, #rawlandtips, #pnwlandbuying, #buildinginwashington, #septicfeasibility, #wetlandsawareness, #wellwateraccess, #landbuyingtips, #pnwhomesteading, #kingcountyrealestate, #piercecountyland, #landzoningrules, #pnwrealtor, #tacomalandrealtor, #slopeanalysis, #rawlandexpert, #pnwpropertyinvestments, #buylandwashington, #erikmolzenrealtor