How to tell if my land is buildable (in the Poconos)

In the Pocono Mountains, not all land is created equal. A wooded, private lot might look perfect — but whether it’s actually buildable is a completely different question.

If you’re thinking about buying land in the Poconos, the single most important factor is usually the perc test.

What Is a Perc Test?

A percolation test (perc test) measures how quickly water drains through the soil. In most of the Poconos, there is no public sewer, which means your home will require an onsite septic system.

The perc test determines:

- Whether the soil drains properly

- What type of septic system is required

- Where the drain field can be located

- Whether the lot can support a septic system at all

- If a lot does not pass perc — it is generally not buildable.

This is why buying land without verifying septic suitability is extremely risky. And even after it is determined the soil is suitable, it's still not buildable without an APPROVED SEPTIC PERMIT!

Why Public Sewer Isn’t an Option in Most Areas

Many communities in the Poconos do not have access to public sewer.

That means:

- You need a septic system

- You need an approved drain field location

- You need proper well isolation distances

Without those elements, you cannot obtain a building permit.

Other Factors That Determine Buildability

Even if a lot passes perc, there are additional considerations.

Setback & Building Envelope

Every township and HOA has required setbacks from:

- Property lines

- Roads

- Wetlands

- Streams

These setbacks create a building envelope — the actual space where a home can legally sit.

Sometimes a lot is technically buildable but has such a small envelope that it limits what you can construct.

Wetlands

Wetlands can severely restrict where you can build — or prevent building entirely.
They require environmental review and often additional permitting.

Slopes, Boulders, & Other Site Conditions

Steep slopes, large boulders, and rocky soil may not make a lot unbuildable — but they can:

- Increase excavation/foundation costs

- Require engineered foundations

- Limit driveway placement

- Increase septic system costs

These factors can dramatically affect your total build budget.

Why Working With Slade Sizemore Matters

Most real estate agents are trained to sell homes — not evaluate raw land.

In the Poconos, land is a different animal.

When you work with Slade Sizemore:

- You get someone who understands perc testing requirements

- You get someone who understands septic design limitations

- You get someone who understands well isolation distances

- You get someone who understands township setbacks and HOA restrictions

- You get someone who builds here and knows what will — and won’t — get approved

Unfortunately, many agents will list and sell vacant land without truly understanding whether it can be built on. That can leave buyers stuck with property they cannot develop.

Buildable land in the Poconos is not determined by how it looks — it’s determined by soil, regulations, and site conditions.

Before you buy land, talk to someone who knows how to evaluate it properly.

If you’re considering building in the Poconos, connect with Slade Sizemore to make sure your lot is truly buildable — before you close.