For many buyers in South Eastern North Carolina, the dream isn’t finding the perfect home—it’s building it. With inventory tight across Pender and Brunswick counties in 2025, vacant land feels like the ultimate blank canvas. You choose the privacy, the floor plan, and the setting.

But buying dirt is not simple. A $50,000 lot can become a $150,000 pre-construction project once you factor in tap fees, permits, septic design, clearing, fill, and 2025’s updated disclosure requirements. Here is the practical roadmap for evaluating land before you commit.

Step 1: The Budget Reality (Price Per Acre)

Land pricing varies dramatically by micro-market in late 2025:

• Hampstead (Pender): $200,000–$350,000 per acre for buildable locations near the water or established neighborhoods. Smaller inland lots (0.3–0.5 acres) are typically $75,000–$125,000.
• Burgaw & Rocky Point: The value play. Acreage averages ~$30,000/acre, with deeper discounts on 10+ acre tracts.
• Leland & Brunswick Mainland: Raw land averages ~$26,000/acre, but subdivision lots range from $35,000 to $150,000+ depending on utilities and location.
• Ocean Isle & Holden Beach Mainland: Small lots in the $30k–$60k range, but always verify flood zone requirements.

Land pricing is driven by location, utilities, soil, and zoning. Cheap dirt often means expensive prep.

Step 2: The “Hidden” Infrastructure Costs

This is where buyers underestimate the budget by tens of thousands.

Brunswick County: The System Development Fee Shock

Brunswick charges separate fees for both connecting and buying capacity in the water/sewer system.

• Water SDF: ~$5,600
• Sewer SDF: ~$6,600
• Tap Fees: ~$1,100 (water) + ~$1,500 (sewer)

Total: ~$15,000+ before clearing a single tree.

Pender County Costs

Water tap fees run ~$5,382, with additional charges depending on capacity and system availability. Some lots may benefit from an impact fee credit if an old structure once existed.

Your Rule: Confirm utilities and tap fees before offering. A land deal can swing by $20,000 depending on infrastructure.

Step 3: The Legal Layer (2025 Updates)

Form 142 – Vacant Land Disclosure

New in 2025, this mandatory disclosure forces sellers to detail:

• soil contamination history,
• road maintenance agreements,
• drainage issues,
• past land use.

Never skip this form. It protects you from inheriting major legacy issues.

Wetland Protection Changes

Mid-2025 regulatory shifts altered what qualifies as jurisdictional wetland. A lot marked “unbuildable” in 2023 may now be usable—or the reverse.

Your Step: Always order a current delineation. Do not rely on surveys older than two years.

Step 4: Financing the Dirt

Banks treat raw land as high-risk collateral.

• Lot Loans: 25–35% down, rates ~7.5%–9.0%, 10-year balloon terms.
• Construction-to-Perm Loans: The better choice if building soon. One closing, bundled financing, rates ~6.5%–8.2% depending on builder and bank.

Lot loans are expensive. C2P loans are smoother and cheaper long-term.

Step 5: Due Diligence Checklist

Before paying a non-refundable Due Diligence Fee, lock down these three answers:

1. The Perc Test

If the lot lacks sewer access, you need a soil suitability evaluation. Areas with clay, rock, or high water tables (common in Pender) can fail—making the lot unbuildable.

2. The Boundary Survey

Fence lines are unreliable. A modern survey ($800–$1,500) confirms buildable area and catches encroachments or easements.

3. Zoning and Setbacks

Narrow beach or creek-side lots may have setbacks that shrink your buildable footprint. A 10-foot side setback on each side can leave you with a 30-foot house width.

The Bottom Line

Buying land is thrilling—but only if you understand the true cost. Treat the lot search like a construction project from day one. Evaluate the utilities, legal layers, soils, and financing before you fall in love with the trees.

At Aspyre Realty Group, we specialize in raw land analysis. We break down the complete cost—including clearing, fill, driveways, and tap fees—so your offer matches reality from the start.