Buying Vacant Land in Cottage Country: What You Need to Know Before You Build
There’s something undeniably exciting about the idea of building your dream home or cottage from the ground up. Whether you're dreaming of a forested hideaway, a waterfront retreat, or a year-round family home in the Kawartha Lakes area, purchasing vacant land can be the first step toward bringing that vision to life.
But buying land isn’t quite as straightforward as buying a house. There are several key factors to consider to ensure the property is the right fit — and won’t bring surprises later. Here's what to look for when buying vacant land in Bobcaygeon and surrounding areas:
🧭 Location & Zoning: Start With the Big Picture
Where the land is located will dictate everything from its permitted uses to future value. Is it zoned for residential, seasonal, or commercial use? Can you build what you’re envisioning? Proximity to lakes, towns, and amenities can also greatly affect not only convenience, but future resale value. You’ll want to review local zoning bylaws and the Official Plan for the township before moving ahead.
💡 Tip: Check with the municipality about building restrictions, floodplains, and environmentally protected areas. Some lots may look buildable, but have hidden limitations. Make the calls and speak to the ones who would be allowing the permits!
🛣 Access: How Do You Get There?
Not all roads are created equal. Is the lot located on a municipally maintained year-round road, or does it require seasonal access via private roads? Winter access can be critical if you’re planning a year-round home. Fire Routes or private roads may come with yearly maintenance fees. Dirt roads are always harder resale than paved or gravelled roads. Also consider driveways — are there entrance permits in place? Will you need to install a new entrance or culvert?
⚡️ Hydro & Utilities: Is Power Available?
Bringing electricity to a rural lot can be a major (and expensive) undertaking. Is hydro available at the lot line, or will it require a lengthy extension? Can you put the hydro underground or will you need to add poles if it's far in from the road? In some cases, you may need to explore off-grid options or budget for trenching and transformers. Keep in mind off grid living is not for everyone! Also factor in your banks/lenders as not every lender likes off grid properties.
🚽 Septic or Sewer: How Will Waste Be Managed?
Most rural properties are not on municipal sewer systems. Instead, they require septic systems — which must be designed and approved before installation. Septic placement is often determined by a combination of lot size, soil type, and setbacks from wells and water bodies. In towns or villages like Bobcaygeon, some lots may have access to municipal sewer, which can simplify the process. This can be a large expense you need to budget for.
🚰 Water Supply: Well vs. Municipal
Similar to waste systems, water sources can vary. Rural lots typically require a drilled or dug well, and it’s important to assess water quality and flow rate before purchasing. Some properties pull from lakes or rivers still as well. Some town lots are connected to municipal water systems — which eliminates the need for a well but may come with service connection fees. You may need/want a water treatment system.
💰 Development Fees & Permits: Budget Beyond the Purchase Price
Purchasing the land is just the beginning. Be sure to investigate:
Municipal development charges
Building permits
Entrance permits (for driveways)
Septic and well permits
Conservation authority fees (if applicable)
These costs can add up quickly, so factor them into your budget early on. Fun fact not every municipality has the same development charges! Haliburton & Minden are seeing a lot more new builds because of their affordable permit fees.
🛠 Land Clearing & Excavation: What Will It Take to Build?
Before you can break ground, the land may need to be cleared, leveled, or excavated. Is the lot wooded, rocky, or hilly? Will blasting be required? Does the topography allow for a walk-out basement or will extensive grading be needed?
A site visit with a builder or excavation contractor can give you a better idea of costs and feasibility.
🌲 Severance Potential
Severances have become a big topic since the increase of land prices! While every property and municipality has different rules and regulations, it is important to speak to the right people to find out if this is possible on certain properties. Road frontage is a large factor for the municipality. Another is if the property has been severed in recent years! If it has been there may be no more severances or a timeline before it can be severed again. Also severances have a cost associated with doing them, you would need to get the properties resurveyed, a severance application fee, possibly an environmental study if the township requires it.
In Trent Lakes you can only sever land if there is potential for a house be built on! They don't want unusable land being severed.