Thinking about buying a piece of land in Zeeland so you can build exactly what you want? It is an exciting move, but raw land comes with different rules, timelines, and potential surprises than buying an existing home. With the right plan, you can confirm buildability, keep costs in check, and move from offer to building with confidence. This guide breaks down what to verify, who to call, and how to structure your due diligence so your Zeeland land purchase goes smoothly. Let’s dive in.
City or township: confirm jurisdiction first
Before you fall in love with a parcel, confirm whether it sits inside the City of Zeeland or in Zeeland Township. Rules for zoning, setbacks, permitted uses, and utility access can differ between the city and township. That difference can change what you are allowed to build and what it will cost.
Ask for the parcel number, then verify the governing authority with the city or the relevant township office. Zeeland is also part of Ottawa County’s assessment and planning systems, so county departments play a role too. Knowing the right office to contact saves time and prevents mixed guidance.
What to verify early
Zoning and permitted uses
Check the zoning district and what it allows. Confirm minimum lot size and width, setbacks, height or lot coverage caps, and rules for accessory structures. If you hope to split or reconfigure the lot, ask about subdivision or lot-split standards.
Who to call: City of Zeeland Planning for city parcels; the township zoning office for township parcels. Review the current zoning ordinance and any recent amendments.
Sewer, water, and utilities
Find out if municipal sewer and water are available at or near the lot, and ask about connection points and fees. If utilities will need to be extended, note that line extensions can be a significant expense. Also confirm electric, natural gas, and internet availability and whether any new service will require trenching or easements.
Who to call: The municipal utilities department for water and sewer details; local utility providers for electric, gas, and broadband.
Septic and well feasibility
If sewer and water are not available, you will need to confirm the site can support an on-site septic system and a private well. A soil evaluation or perc test guides septic system type and placement. High groundwater or certain soils can require specialized systems.
Who to call: Ottawa County’s health or environmental health division for septic and well requirements. Schedule a soil evaluation if needed.
Access, frontage, and driveway permits
Confirm legal access to a public road or a recorded easement. Private drives or shared access may require a maintenance agreement. For county roads, you will likely need a driveway permit and possibly a culvert.
Who to call: The city or township engineering/public works office and the Ottawa County Road Commission for county roads.
Easements and covenants
Title issues can limit how and where you build. Review recorded easements for utilities or drainage, and check any restrictive covenants or HOA rules that affect design, outbuildings, fences, or uses.
Who to call: Your title company and the Ottawa County Register of Deeds to review plats and recorded documents.
Floodplain and wetlands
Use the FEMA Flood Map Service Center to check for floodplain. Then check the National Wetlands Inventory map for potential wetlands. If a mapped floodplain or wetland touches the parcel, you may face setbacks, limits on fill, or state and federal permits.
Who to call: Municipal planning staff for local rules and Michigan EGLE for state permitting. Federal and state rules can apply at the same time.
County drains and tile systems
In rural parts of Ottawa County, county drains and legacy farm tile can run through or near parcels. These corridors can affect where you can place a house, driveway, or septic system. They can also require setbacks and access for maintenance.
Who to call: The Ottawa County Drain Commissioner to identify any drains or tile lines that cross or affect the site.
Environmental history
If the property was used for industrial operations or had significant agricultural or equipment storage uses, consider an environmental screen. A Phase I environmental site assessment helps identify risks tied to contamination.
Who to call: Michigan’s environmental agency, EGLE, for records or cleanup program information. Consult an environmental professional if concerns arise.
Is the site buildable? Technical checks
Survey and boundaries
Order a current boundary or ALTA survey to confirm lot lines, road rights-of-way, encroachments, and easements. A fresh survey can prevent boundary disputes and support your title insurance. Surveys can take weeks to schedule, so start early.
Topography, soils, and groundwater
Walk the site and review topography to understand slopes and any cut or fill needs. Soil conditions influence both foundation design and septic feasibility. Where sewer is not available, a perc test determines the system type and cost. High groundwater can complicate basements and some septic designs.
If you want an early look at soil types, the USDA NRCS Web Soil Survey is a helpful screening tool. Follow up with on-site verification and local health department approvals.
Wetlands and surface water
If there are mapped wetlands or a stream, expect setbacks and permitting. Disturbing wetlands often requires permits at multiple levels. In some cases, wetlands can reduce the buildable area enough to change your plans.
Utilities capacity and extension
Even when lines are nearby, ask about capacity, tap fees, and any special assessments. New construction may require a water meter, sewer connection charges, and utility trenching. Get written estimates from providers before you finalize your budget.
Road type and maintenance
Verify whether the road is public and maintained year-round. Private roads or easements should have clear, recorded maintenance agreements. Factor long-term road upkeep into your ownership costs.
Financing, taxes, and closing
Vacant land financing
Vacant land loans differ from typical home mortgages. Lenders often require higher down payments, shorter terms, and higher rates because raw land is viewed as higher risk. If you plan to build, ask lenders about lot plus construction loans and timing for conversion to a permanent loan.
Property taxes and special assessments
Check recent tax amounts, current status, and any special assessments for road, sewer, or utility projects. Unpaid taxes or pending assessments can change your holding costs.
Who to call: The municipal assessor and the Ottawa County Treasurer/Equalization for official records.
Title insurance and closing documents
Order a title commitment and review all exceptions. Easements and unresolved claims can affect use or timing. Your title company may require an updated survey if records are old or unclear.
Contract contingencies and timeline
Build in contingencies for survey, zoning and buildability confirmation, septic feasibility, environmental review, financing approval, and clear title. Depending on your testing and permit needs, due diligence windows commonly range from several weeks to a few months. Weather and permit review schedules can add time.
Step-by-step due diligence checklist
Use this checklist to move from interest to a confident purchase:
- Confirm city vs. township jurisdiction and obtain the parcel number.
- Order a title search and review easements, covenants, and restrictions.
- Request or order a current survey; locate boundaries and easements on the ground.
- Verify zoning district and development standards with the planning office.
- Check municipal sewer and water availability and tap or connection fees.
- Contact the county health department for septic and well requirements; schedule a soil or perc test if needed.
- Review FEMA flood maps and the National Wetlands Inventory; ask state EGLE about wetland mapping as needed.
- Ask the Ottawa County Drain Commissioner about drains and tile that may affect the site.
- Consider a Phase I environmental assessment if past uses suggest risk.
- Get estimates for site work: clearing, grading, driveway, utility extensions, well, septic, and foundation.
- Secure financing pre-approval for a land loan or a construction loan path.
- Negotiate a purchase agreement with the contingencies above and enough time for reviews and permits.
- Plan your permit and site plan submissions early if you intend to build soon after closing.
Cost and timeline: set realistic expectations
Every parcel is different, and costs vary widely based on soils, utilities, access, and drainage. Extension of sewer or water can be one of the largest line items, and specialized septic systems also add cost. If county drains, wetlands, or floodplain apply, expect added engineering and permitting steps.
To avoid surprises, get written quotes from utility providers and local contractors before you waive contingencies. Build some schedule padding into your plan for surveys, soil tests, utility locates, and agency reviews.
How Emily Garcia Homes helps
Buying land in Zeeland is doable when you follow a disciplined process. Our team pairs local Zeeland and Holland knowledge with transaction experience in vacant land, development sites, and residential builds. We help you coordinate the right experts, confirm buildability, and negotiate the protections you need in your contract.
When you are ready, we can connect you with trusted surveyors, engineers, septic designers, well drillers, and title professionals. We also keep your milestones on track so you can move from research to a confident close.
If you want a clear path from land search to build-ready, reach out to Emily Garcia for a local plan tailored to your goals.
FAQs
What should I check first when buying Zeeland land?
- Confirm jurisdiction, zoning, and whether sewer and water are available. Then review title items, access, and any floodplain or wetlands flags before you proceed.
How do I know if a Zeeland lot can support a septic system?
- Ask the county health department about requirements and schedule a soil or perc test. The results will determine the type and location of the septic system.
Do I need a survey before closing on vacant land?
- Yes, a current survey helps confirm boundaries, easements, and encroachments. It also supports title insurance and prevents future disputes.
Where can I check floodplain and wetlands for a parcel in Zeeland?
- Use the FEMA Flood Map Service Center for floodplain and the National Wetlands Inventory map for potential wetlands, then confirm with local officials and state EGLE as needed.
What financing options are typical for raw land in Ottawa County?
- Vacant land loans often require higher down payments, shorter terms, and higher rates than home mortgages. If you plan to build, ask lenders about a lot plus construction loan path.
