Nollar Road

The core difference is that land purchases are entirely about potential — you're evaluating what can be created, not what exists. There is no home inspection; instead, due diligence focuses on a current boundary survey (already completed and certified here), a soil evaluation and percolation test for septic suitability, a title search confirming clear ownership, a zoning review confirming your intended use, and a flood zone check. Financing works differently (see below), closing timelines are often faster, and you typically won't face repair negotiations or appraisal gaps tied to an existing structure. What you gain is a clean slate: no deferred maintenance, no one else's floor plan, and full creative control over your future home and property.

Yes on both counts. These are the two most critical due diligence items for any land purchase — a defective title or a landlocked parcel with no legal access can render land unfinalizable and unfinanceable. Both Nollar Road parcels front on public roads: Nollar Road along the east boundary and 5.5 Mile Road along the south boundary, both county-maintained public roads. A full title search and title insurance will be obtained at closing as standard practice. Scott encourages all buyers to work with a Michigan real estate attorney and to obtain an owner's title insurance policy for their own protection.

Flood zone status is one of the first things a prudent land buyer should check — properties in Special Flood Hazard Areas (SFHA) require expensive flood insurance and may face restrictions on where structures can be sited. Buyers are encouraged to verify the current FEMA Flood Insurance Rate Map (FIRM) for this parcel through FEMA's flood map service at msc.fema.gov using the parcel's legal description. Scott can provide the parcel numbers for your lookup. Flood zone status should always be independently verified by the buyer as part of standard due diligence.

Wetlands are one of the most common hidden variables in Michigan land purchases — what looks like a seasonal low spot can be a regulated wetland requiring state permits before any grading or construction. Michigan's Department of Environment, Great Lakes, and Energy (EGLE) regulates wetlands of 5 or more contiguous acres, or smaller wetlands adjacent to water bodies. As part of your due diligence, a wetland delineation by a qualified environmental consultant will definitively identify any regulated areas and tell you exactly where you can and cannot build. A Phase I environmental review is also available if you wish to assess historical land use. Scott can refer qualified consultants familiar with Washtenaw County.

Yes, though land financing works differently than a home mortgage. Fannie Mae and Freddie Mac conventional programs generally do not finance raw land, so most buyers turn to local community banks, credit unions, agricultural lenders (such as Farm Credit), or USDA farm loan programs. Down payment requirements typically run 20–40%, interest rates are 1–3% above comparable home loan rates, and terms are often 5–15 years. Once you're ready to build, a construction-to-permanent loan wraps land, construction, and the final mortgage into a single closing — which many buyers find the most efficient path. Cash purchases are also very common at this price point and simplify the transaction significantly. Scott can refer you to lenders experienced with Washtenaw County rural parcels.

This is the question many buyers underestimate, and it's important to budget for it honestly. Site preparation costs for a wooded parcel in Washtenaw County typically include: driveway installation ($8,000–$25,000+ depending on length and terrain), well drilling ($6,000–$15,000 for a standard residential well), septic system design and installation ($10,000–$30,000+ depending on soil conditions and system type), electrical service connection from the road ($2,000–$15,000 depending on distance), land clearing and grading for the home site ($3,000–$20,000+), and permit fees (building permit, well permit, septic permit). These figures vary widely based on your specific site conditions, home design, and contractor selection. Getting site-specific quotes from licensed Washtenaw County contractors is the most reliable way to budget. Scott is happy to recommend local professionals familiar with this area.

A percolation ("perc") test measures how quickly water absorbs into the soil at various depths, which directly determines what type of septic system your site can support — and where it can be located relative to your home. The Washtenaw County Environmental Health Department oversees the site evaluation and septic system permit process. Sandy soils perc quickly and accommodate conventional gravity-fed systems; slower-draining soils or sites with a seasonal high water table require engineered alternatives such as pressure-dosed mound systems or drip-field systems. Crucially, engineered systems are not a dead end — they are a fully accepted, modern, high-performance solution and are commonplace throughout this area. The county's process is cooperative and the outcome is known before you commit to a builder. We recommend scheduling the perc test as early as possible in your due diligence period.

Water: Private well — drilled on-site to the aquifer below. Washtenaw County requires permits and inspections; modern wells are reliable and low-maintenance. Septic: On-site system permitted by Washtenaw County Environmental Health. No monthly sewer bill — ever. Electricity: DTE Energy provides service along both road frontages; connection involves an application and a service lateral from the road. Natural gas: Not typically available in rural Northfield Township. Propane (delivered by local suppliers) is the standard heating fuel and works seamlessly with modern furnaces, generators, and appliances. Internet: Broadband options in rural Washtenaw County have expanded significantly. Consumers Energy fiber is extending into townships, and Starlink satellite internet provides high-speed connectivity virtually anywhere on this property today — a practical solution many rural homeowners now rely on as a primary or backup connection. Buyers should verify current wired broadband availability by address with Washtenaw County's broadband mapping resource.

There is no Homeowners Association and no HOA fees. The property is governed solely by Northfield Township's AR-Agriculture District zoning ordinance — one of Michigan's most thoughtfully designed rural zoning frameworks. You may build a primary residence of any architectural style, plus accessory structures (barns, workshops, garages, stables, greenhouses) that together stay within the 10% lot-coverage limit. On a 5-acre lot, that's up to 21,780 sq ft of combined footprint — a genuinely estate-scale envelope. The zoning also permits agricultural activities including livestock, orchards, nurseries, and value-added agritourism operations. Accessory structures may not be used as independent dwelling units or sleeping quarters. No deed restrictions or protective covenants from the seller are imposed on these parcels. Township building permits are required for all structures, managed through Northfield Township's Building Department.

Michigan property taxes are based on taxable value, which under Proposal A can grow no more than 5% or the rate of inflation (whichever is less) per year — as long as the property stays with the same owner. At transfer of ownership, taxable value "uncaps" and resets to the State Equalized Value (SEV), which approximates 50% of assessed market value. This means your tax bill after purchase may be higher than the current owner's bill. Vacant land is taxed at a lower millage rate than improved property; once you build, the home's value will be assessed and added. The official parcel IDs are B-02-09-300-006 (Parcel A) and B-02-09-300-007 (Parcel B). You can use these to look up current tax records directly through the Washtenaw County Equalization Department's online portal before making an offer — we encourage every buyer to do this as part of their due diligence.

This is an important question for any land purchase. In Michigan, mineral rights, timber rights, and water rights can be severed from surface ownership and sold or retained separately in previous transactions — which means they may or may not convey with the land. A thorough title search, which is standard practice at closing, will reveal whether any rights have been previously severed. The purchase agreement and deed should specifically address which rights are conveyed. Buyers should review these items carefully with their real estate attorney. Scott will disclose all known information regarding rights associated with these parcels; however, buyers are encouraged to independently verify through the title commitment prior to closing.

The honest answer is 18 to 36 months from land closing to move-in, though motivated buyers with straightforward plans can compress this. A realistic timeline looks like this: due diligence and closing (1–3 months), site planning and design (3–6 months), permit applications and approvals including well, septic, and building permits (2–4 months in Washtenaw County), site preparation — clearing, driveway, utilities (1–3 months), and construction of the home itself (6–14 months depending on size and complexity). The variables that most affect timeline are builder availability, design complexity, supply chain conditions, and how quickly permits move through the county. Starting the perc test and zoning compliance application during or immediately after due diligence is the single best way to compress your overall schedule.

Absolutely — and we strongly encourage it. Aerial photography conveys scale and context; a site visit conveys character. Walking among the landmark trees, feeling the topography change underfoot, and standing at a potential home site with the canopy overhead is the experience that helps buyers make confident decisions. Scott is available to arrange private site tours on either or both parcels at your convenience. Comfortable footwear suited to wooded terrain is recommended. Contact Scott below or call (810) 923-0107 to schedule your visit — there is no obligation and no pressure.

Yes. The property is listed at $500,000 for both parcels together, and the parcel split has been completed and officially approved. Both Parcel A (12.50 acres, Parcel ID: B-02-09-300-006) and Parcel B (8.36 acres, Parcel ID: B-02-09-300-007) are available for individual purchase at $300,000 and $200,000 respectively, or you can acquire the full 20.86 acres together for $500,000. Contact Scott to discuss which option fits your needs.