5 Things You Should Know Before Buying a Custom Lot in Las Vegas or Henderson

By Michelle Owens | @yourlasvegasconnection
Luxury Custom Home Specialist – Las Vegas & Henderson, NV

Introduction: Why Buying a Lot is the Most Critical Step in Building Your Custom Home

Building a custom home is a dream for many—especially in thriving, sun-soaked markets like Las Vegas and Henderson. The architecture, the layout, the luxury finishes—all of that starts with one crucial decision: the lot. The land you choose sets the foundation (literally and figuratively) for the rest of your journey. And yet, many buyers dive into custom builds without fully understanding how complex or nuanced buying land can be.

As a seasoned luxury custom home specialist, I’ve worked with dozens of buyers who wanted to create their ideal home but were overwhelmed by the lot-buying process. This guide is for you—whether you’re a first-time lot buyer, relocating to Nevada, or planning your dream home from out of state.

Here are the 5 things you must know before buying a custom lot in Las Vegas or Henderson—plus detailed tips, checklists, and expert insights to help you make the best decision possible.

1. Not All Lots Are Build-Ready

Just because a lot looks clean, flat, and undeveloped doesn’t mean it’s ready for construction.

A build-ready lot means that the basic infrastructure required for home construction is already in place. That includes:

• Underground Utilities: Water, sewer, electricity, gas, and telecom

• Paved Access Roads: With easements properly recorded

• Soil Compaction & Grading: Ensures foundation stability

• Zoning Compliance: Meets current residential zoning standards

If a lot lacks utilities, you could face significant delays and added expenses. For example, trenching lines for sewer and electric can cost anywhere from $20,000 to over $100,000, depending on the distance from the main lines and local terrain.

How to Check:

• Order a utility map from the local municipality

• Consult with a civil engineer or builder

• Ask the seller for disclosure documents

Even in established communities, don’t assume the lot is construction-ready. Always verify the status.

2. You're Paying for More Than Just Dirt

When purchasing a lot in Las Vegas or Henderson—especially within luxury gated communities like MacDonald Highlands, Ascaya, or Southern Highlands—you’re not simply buying a piece of land.

You’re investing in:

• Location: Proximity to The Strip, airport, schools, shopping, etc.

• Pad Height: Elevation that may increase views and value

• Privacy: Positioning within a cul-de-sac or against natural barriers

• Community Amenities: Clubhouses, fitness centers, golf courses

• Views: Strip, mountain, or golf course views command premiums

Lot premiums in Las Vegas luxury communities can range from $100,000 to over several million, depending on exclusivity and elevation.

Pro Tip:

Use a lot value breakdown worksheet to analyze:

• Base lot price

• HOA fees (monthly and transfer fees)

• Utility connection estimates

• Soil, topo, and pad prep costs

This will give you a more accurate total picture of your investment.

3. Sun Studies & View Studies Are Essential

In Southern Nevada, sun exposure and views are not optional considerations—they’re central to how you’ll experience your home.

Sun Studies:

Las Vegas summers can be extreme, with temperatures reaching 115°F+. The way your home is positioned on the lot affects:

• Energy efficiency

• Window placement

• Outdoor living comfort

• Long-term HVAC performance

A sun study shows how natural light and heat move across the property throughout the year. It helps you mitigate harsh afternoon exposures (especially west-facing) and position the home for optimal indoor comfort.

View Studies:

A view study analyzes what you’ll see out your windows—now and in the future. This is especially crucial in developing communities where empty land today could be rooftops tomorrow.

📅 "I had a client who almost bought a $600k lot with an incredible Strip view—until we pulled the builder plan next door and realized it would block their sightline. We pivoted and found a better lot with a protected view corridor."

What to Ask For:

• Topographic site map

• View corridor protection from the HOA

• Sun study renderings from your builder or architect

4. You Need a Specialist, Not Just a Realtor

There are thousands of licensed agents in Nevada—but very few have in-depth knowledge of custom lot sales and new construction builds.

You need a Realtor who understands:

• Lot setbacks, pad height, easements

• Site evaluation and engineering reports

• Builder contracts and timelines

• HOA architectural review boards

A general resale agent might not know to ask:

• Does the lot have a buildable pad already in place?

• Are there slope restrictions or soil issues?

• Has the HOA approved any prior plans?

🔎 Custom lots require deeper due diligence and negotiation. I regularly walk lots with my clients, provide elevation studies, and connect them with the right builders to ensure there are no surprises later.

5. Do a Pre-Purchase Walk With a Builder or Architect

One of the smartest things you can do? Bring your builder or architect to the lot BEFORE you buy it.

Here’s why:

• They’ll spot grading or drainage issues you might miss

• They can verify that your desired home size and layout will fit

• They’ll estimate site prep costs that aren’t obvious

Key Items to Evaluate:

• Grading & slope

• Retaining walls needed

• Access points for driveways

• Views from potential living spaces

• Setback lines and buildable envelope

This walk can save you tens of thousands in unexpected costs and months of delay.

Wrap-Up: Don’t Just Buy Land—Buy Smart Land

Buying a custom lot is the first and most important step in your luxury home journey. Done right, it gives you the foundation to create something beautiful, functional, and valuable. Done wrong, it can lead to costly mistakes and long-term regret.

What You Get Working With Me:

• Exclusive access to off-market and builder-direct lots

• View studies, sun studies, and pad height evaluations

• Pre-walks with architects and engineers

• Seamless coordination from offer to architectural approval

Ready to Find Your Custom Lot?

DM me on Instagram @yourlasvegasconnection
Or email me directly at [email protected]

Let’s build smart from the ground up.

Need a downloadable version? Ask me for the free guide PDF or flipbook.