Whether you’re buying in an unfinished new development or an additional segment that’s included in an area where amenities such as parks and shops already exist, there’s plenty to consider, both inside and outside the home.
NewHomeSource talked to Susan Heffron, Zonda’s vice-president, advisory, about the unexpected factors when investigating a neighborhood that new homebuyers may not have considered.
What are some of the unexpected blind spots (such as poor cellular service or wi-fi) that first-time homebuyers may encounter when evaluating a neighborhood, beyond what the listing provides?
• Think about living in the house. Where are the light switches?
• Take a moment to check how doors open to ensure they don’t bang into one another.
• Also, investigate the location of the laundry room and pantry to ensure they are conveniently placed.
• If you’re in an area prone to storms, is there a suitable location to install a generator (if not already installed)?
• Similarly, if solar energy is essential, ensure you understand what is allowed by the HOA and know the orientation of the house or lot to maximize (or even be eligible to install) solar panels.
• If you need EV charging, is there room in the garage for it?
• Check surrounding land uses – railroad tracks, interstates/busy roads, flight patterns for airports (significant if it’s near an air force/military base).
• Cemeteries shouldn’t be dealbreakers, especially in areas where views are important. They create a protected space that will likely never be developed.
• Consider the proximity to elementary and middle schools.
• Additionally, think about the high schools in the area. They come with teen drivers, athletic activities, outdoor events, and marching band practices.
• Kids have accidents. Where is the closest hospital? If an event happens in your neighborhood that requires assistance, where are the closest fire and police stations?
• Attention to detail is crucial with the covenants, conditions, and restrictions, as well as the governing documents.
• If it’s an HOA community, make sure to understand what is and isn’t allowed, down to details such as the number of pets, fencing styles, or even whether wind chimes are permitted.
• Understanding the costs is especially important for townhome communities. What is and isn’t covered by the monthly assessments?
• Are there multiple HOAs that cover the property? Are exterior improvements/plantings allowed?
• Along with assessments, are there transfer fees or capital contributions that occur when buying?
• Ask your builder for information about your development. How big will it be? Will it contain green spaces?
Finally, make sure you’re understanding the full monthly cost of homeownership as well as maintenance costs.
Are there any new tech tools or platforms helping buyers uncover hyperlocal intel before they sign a deal? What do they offer that Google Maps or public records don’t?
Use AI, at least to start. Search phrases such as “what is the best neighborhood in ________?” or “what are some great suburbs of ________?” or “are there any issues with ____________ neighborhood?”
Try using virtual reality. MetaQuest supports Google Earth (available for free on Rift) or EarthQuest (as a paid app).
Social media pages are also great, even if they have a “Homeowner Only” section, there’s usually contact information for the board – send an email and ask questions.
I’m a massive proponent of boots-on-the-ground research. Google Earth/Street View are great, but driving a neighborhood both on the weekend and during the week gives an idea of the neighborhood's safety. Take note of whether there are children or teenagers, and if there is a sense of community with neighbors interacting with one another.
Similarly, check out Yelp and visit a local restaurant, bar, or independent store. Try to spend a day eating and shopping. Learn where the nearest supermarkets, community centers, and banks are found.
What kind of data should first-time buyers prioritize gathering, especially if they’re moving from another city or state?
Many first-time buyers focus on school rankings. Ratings can change frequently, so consider the entire district and neighboring schools.
Are there any property tax issues that a buyer should be aware of and address immediately after closing? For example, in South Carolina, primary residences have a lower assessment ratio than secondary residences.
However, a form must be completed and provided to the tax office for this to be applied. Many new residents end up with a huge tax bill that they are unprepared for because they didn’t complete the necessary paperwork.
Check out pending annexations if the property is not within a jurisdiction, because this can impact monthly payments.
As remote work becomes permanent for many, what is the significance of digital infrastructure in long-term livability, and how should buyers assess it?
Research the internet utility providers in the area. Is it fiber? Co-ax? Satellite? What’s the cellular signal like?
If multiple household members are working from home, how do sounds carry in the house? Unexpected sounds can be hard to judge without furniture to dampen noise.
Erin Nicks
Erin Nicks has written for various publications for more than 20 years. She has covered new home construction for industry-leading websites and publications, such as Livabl, ARCHITECT, Multifamily Executive, and Builder Magazine.