How to Buy Land to Build a House in Central Ohio: A Step-by-Step Guide

By Leo Sayles, Owner and Builder, Custom Leo Homes | Last updated October 2026

Short answer: To buy land for a new home in Central Ohio, first confirm whether the lot is improved (utilities available) or unimproved (no utilities), then check zoning, setbacks, soils, flood risk and utility costs during a due diligence period before you close. Once the land checks out, your builder designs the home to fit the site and handles permits, which often take 30 to 60 days.

Key takeaways

Know the land type: Improved land has water, sewer and power available. Unimproved land needs utilities brought in, which adds cost.
Check four utilities: power, water (public line or well), sewage (public sewer or septic) and gas (natural gas or propane).
Use the due diligence period: Verify zoning, soils, survey, utilities and floodplain status before your earnest money becomes non-refundable.
Septic and wells go through the county: In Ohio, new septic systems require a site evaluation and permit from the local health department under Ohio Administrative Code 3701-29.
Land is leverage: Equity in land you own can often count toward the down payment on a construction loan.

What should you check before buying land to build a house?

Use this checklist before you make an offer or during your due diligence period:

Zoning classification and allowed uses
Setbacks, easements and deed restrictions or HOA covenants
Access to public water, or well feasibility
Access to public sewer, or septic feasibility based on soils
Distance to the nearest electric service and transformer
Natural gas availability, or plans for propane
Floodplain or wetland designations
A current boundary survey
Driveway access and any road or culvert permits
Estimated site prep costs, such as clearing, grading and long utility runs

Step 1: Is the land improved or unimproved?

Before you start searching, understand the two main types of land you will see listed.

Unimproved land has no utilities on site. You will need to bring in water, sewer or septic, and power, and those costs are planned and permitted before construction.

Improved land already has access to utilities such as water, sewer and electric. These lots are usually “build-ready,” meaning your home just needs to connect.

Which utilities do you need to plan for?

Power: Find out whether the site is near an existing transformer. If not, contact the local electric utility for the cost of extending service to the property.
Water: You will either connect to a public water line or drill a private well. For wells, coordinate with the county health department, which oversees private water systems in Ohio.
Sewage: Without public sewer, you will need a septic system. Soil type and lot layout determine whether a standard system or an alternative design is required.
Gas: Some areas have natural gas lines. Others rely on propane.

How do you check zoning on a lot in Ohio?

Look up the parcel number on your county auditor’s website, then confirm the zoning classification, setbacks and any restrictions with the township, village or city zoning office. Do this before you make an offer, because setbacks and restrictions decide where, and sometimes whether, a home can sit on the lot.

The goal of this first step is simple: confirm whether the land is improved or unimproved, and understand what it will cost to make it buildable.

Step 2: What happens during the land due diligence period?

The due diligence period is a set window after your offer is accepted when you verify that the property works before you are fully committed. Most buyers place an earnest money deposit, held in escrow to show good faith.

During this period you will typically review:

Zoning and land use approvals
Soil and environmental tests
Survey and property boundaries
Utility access and infrastructure
Floodplain or wetland restrictions, which you can check on FEMA’s Flood Map Service Center

If the reviews turn up problems such as zoning limits, poor soils or no practical utility access, your contract terms typically let you withdraw or renegotiate without losing your deposit. Read your purchase agreement closely, since deadlines and refund terms vary.

This step is your safety net. It lets you move forward knowing the land is a sound investment.

Step 3: How does design, placement and permitting work?

Once the land checks out and you close on the purchase, design begins. At Custom Leo Homes, land search is Phase 1 of Leo’s 7-phase building process, and Leo works with you directly to:

Design a home that fits your lifestyle and your land
Work with a surveyor to place the home within zoning setbacks
Coordinate septic design, if needed, using the soil evaluation and county health department requirements
Handle permitting through the right municipal and county offices

In Ohio, a new household septic system requires a site evaluation and an installation permit from the local board of health, and once installed, an operation permit. Those rules are set by Ohio Administrative Code Chapter 3701-29 and administered county by county.

At Custom Leo Homes, Leo’s team works with soil evaluation contractors during the due diligence period, before you close on the land, to confirm the site can support a home and a septic system. The septic system is then designed with the contractor based on those results.

Permitting often takes 30 to 60 days, but that is a typical range, not a guaranteed timeline. Timing depends on the jurisdiction and on whether septic, well or utility approvals are needed. Leo manages the process so you can focus on your new home instead of the paperwork.

Can you use land as a down payment on a construction loan?

Often, yes. If you already own your land, or buy it first, the equity in that land can usually count toward the required investment on a construction loan. For example, many one-time close construction loans allow equity in land you already own to be applied toward the down payment.

That can mean:

You may not need a separate cash down payment for the build.
The equity in your land counts toward your required investment.
You may be able to reduce out-of-pocket costs at closing on your construction financing.

Exact rules depend on the loan program and lender, so talk with a lender who handles construction loans regularly. In short, owning land gives you financial leverage and can lower the cash you need to start building.

Where does Custom Leo Homes build?

Custom Leo Homes is based in Circleville and builds across Central Ohio, including Pickaway, Fairfield, Franklin, Delaware, Union, Licking and Madison counties.

Still looking for land? Custom Leo Homes currently has a build-ready 0.41-acre lot on Crownover Road in Williamsport, Pickaway County, on Crown Hill Golf Course, with public utilities in place, listed at $50,000. See it on the Available Homes page.

If you already own land or are looking for a lot, visit the On Your Lot page or schedule a free consultation. Leo can help you evaluate a property, walk through zoning and utility steps, and make sure it is the right fit for your home.

Frequently asked questions

What is the difference between improved and unimproved land?

Improved land already has access to utilities such as water, sewer and electric, so it is usually build-ready. Unimproved land has no utilities on site, so the buyer must plan and pay to bring in water or a well, sewer or a septic system, and power before building.

How long does it take to get a building permit in Central Ohio?

Permitting for a new home in Central Ohio often takes 30 to 60 days, but there is no guaranteed timeline. It depends on the jurisdiction and whether septic, well or utility extensions need separate approvals.

Do I need a soil test before buying land in Ohio?

If the lot will need a septic system, yes, you should confirm soil suitability before you commit. Ohio requires a site evaluation through the local health department before a new septic system can be permitted, and soil conditions decide which type of system the lot can support.

Can I use my land as a down payment for a construction loan?

In many cases, yes. Many construction loan programs allow equity in land you already own to count toward the down payment. Requirements vary by lender.

Can Custom Leo Homes help me find land?

Yes. Custom Leo Homes can build on land you already own or help you find and evaluate a lot in Central Ohio, including site evaluation, zoning and utility guidance. Land search is the first phase of Leo’s building process.

Your partner from land to move-in day

Buying land can feel like a big decision, especially the first time. With Custom Leo Homes, you work directly with Leo through every detail, from the first phone call to move-in day. Have questions about a property or where to start? Schedule a free consultation with Leo.

Weighing your options? Read Is It Cheaper to Build a New Home or Buy an Older One? and Can You Build a Custom Home on a Budget?

About the author

Leo Sayles is the owner and builder of Custom Leo Homes in Circleville, Ohio. He grew up working in his family’s kitchen and bath remodeling business and earned a Construction Management degree from The Ohio State University. Every Custom Leo Homes client works directly with Leo, from the first consultation to move-in day.