6 Critical Factors to Consider When Choosing Your New Construction Lot
When building a new home in a planned community in the Twin Cities, we often focus on floor plans, finishes, and fixtures. But as someone who's helped nearly 80 families build their dream homes (and built my own in Lakeville!), I can tell you that your lot selection might be even more important than what goes inside those walls.
As I remind my clients: "Your home can be changed to fit your family's evolving needs... but you can't pick it up and place it in a different spot."
Let me walk you through the six key lot factors that will directly impact how you live in your Minnesota new home.
1. Basement Type: How It Shapes Your Minnesota Living
The type of basement fundamentally changes how you'll use your space through our distinct Minnesota seasons:
Slab on Grade: Increasingly popular for both single-level living and as a budget-friendly option for two-story homes in new Twin Cities developments. Great for those wanting to avoid stairs or needing zero-entry access, but remember that with two-story slab homes, you'll have less separation between family spaces during those long winter months.
Full Basement: Perfect for movie lovers and Minnesota winters! These basements have limited natural light (usually only in future bedrooms), making them ideal home theater spaces. A major plus: your main level and backyard function as a single entertaining zone during summer, allowing parents to keep an eye on kids playing outside.
Lookout Basement: These offer significantly more natural light than full basements without creating a secondary access point - great for bringing in precious winter sunlight while maintaining security (whether you're worried about who gets in OR out... cough teenagers cough).
Walkout Basement: The most sought-after basement type in Minnesota new construction, commanding premium lot prices for good reason. With a deck above and potential patio below, you gain two distinct outdoor entertaining spaces to maximize our precious Minnesota summers. Just consider the additional cost of furnishing both areas, and note that you can't easily monitor children in the backyard from inside.
2. Lot Direction: Understanding Minnesota's Light Patterns
Direction matters more than most Minnesota buyers realize:
-Religious considerations: Some faith practices have specific directional requirements for homes
-Sunrise or sunset views: East-facing windows catch the morning light; west-facing windows showcase stunning Minnesota sunsets
-Practical winter concerns: South-facing driveways in the Twin Cities clear snow and ice much faster after storms - a significant advantage during our long winters!
3. Lot Grading: Managing Minnesota's Water Flow
How your lot is graded affects both snowmelt management and how you'll use your yard:
Before committing to a homesite in any Twin Cities community, review the lot survey (for homes under construction) or master grading plans. Look at the contour lines—closely spaced lines indicate steep slopes, while wider spacing shows flatter areas.
Key considerations:
-Backyard usability: If you want a pool, swing set, or trampoline for Minnesota summers, ensure there's enough flat or gently sloping space
-Water management: The highest points should be near the front corners of the home, directing spring snowmelt and summer rain down and away from your foundation
4. Street Elevations & Storm Drains: Minnesota's Precipitation Reality
Here's what my husband insisted on when we built in Lakeville (and I thought he was being ridiculous until he was proven right):
How high or low your lot sits relative to your neighbors and nearby storm drains determines how quickly your yard dries after our frequent Minnesota rain and snowmelt. We chose the highest lot on our street, and our yard consistently dries first after storms, while our neighbors down the road sometimes have standing water for days (they've even jokingly sat in pool floaties on their soggy lawns!).
Pro tip: If your property has a storm drain in one corner, be aware this might affect future fence installation. You may not be able to extend the fence to the back lot line or might need to install that corner at an angle.
5. Garage Swing and Step-down: A Building Fundamental
I consistently amaze clients when I predict which side of the home their garage would be on before the builder tells them! The garage will always be on the "high side" of the home due to Minnesota building code and grading requirements.
Real-life impact: If you fall in love with a model home in where the garage is on the right, but select a homesite that requires a left-side garage, everything inside will be flipped—office location, kitchen placement, bedroom window orientation, etc. Walking through this mental reversal before committing can save major headaches later!
When reviewing a community grading map (sometimes called a lot grading plan), you'll notice elevation markers that indicate the finished floor height (FFH) of the home compared to the garage floor elevation. This difference is typically labeled as "garage step-down" or may be indicated by comparing the garage floor elevation to the main floor elevation numbers.
For buyers considering a lot purchase, this is an important but often overlooked detail. Steeper sloped lots generally require more aggressive grading, which can result in a greater elevation difference between the garage and home entry - sometimes requiring 3-4 steps instead of the standard single step. This affects daily functionality, especially when carrying groceries, managing young children, or addressing mobility concerns.
Before selecting a lot, ask your builder specifically about the garage-to-home transition and whether the proposed home plan will require additional steps based on the lot's natural grade. This small detail can significantly impact your long-term satisfaction with the home.
6. Utility Boxes & Electrical Panel Location
Those metal boxes and green pillars in the front yard? Some people don't mind them, while others consider them eyesores during our snow-free months. The neighborhood's master electrical plan shows their locations, allowing you to make an informed choice.
Beyond aesthetics, these utility connections often determine where your electrical panel will be located:
-If electrical comes in on the garage side, your panel will likely be in the garage
-If it comes in on the house side, it will typically be in the basement (if you have one)
Builder tip: If building a home with an unfinished basement and a panel in the garage, consider adding a sub-panel in the basement. This makes future finishing work easier and more cost-effective – especially important if you'll want to expand living space during Minnesota winters.
Bonus Tip: Sod vs. Seed Plans in Twin Cities Developments
Scored one of those coveted larger lots in a new south metro community? Congratulations! But be aware: your entire yard might not be sodded.
Builders include sod costs in the base price based on average lot sizes. Oversized lots often receive the same amount of sod as standard lots, with remaining areas getting hydro-seeded instead. Ask your builder if this applies to your lot—but honestly, that extra space for gardens and play areas is usually worth the trade-off!
Let's Find Your Perfect Twin Cities Homesite
Choosing the right lot for your new construction home is about understanding how these factors will shape your everyday life through Minnesota's distinct seasons. As someone who's helped dozens of families navigate these decisions in the south metro (and lived through them myself!), I'd love to help you find the perfect homesite for your family's needs.
Ready to explore new construction options in the Twin Cities? Let's connect and put my builder experience to work for you!
Ready to start exploring new construction? Let’s Chat!
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