Thinking about buying land in Gretna and want more control over your build? You might be looking for a non-builder-attached lot. This path gives you freedom to choose your builder and your design, but it also comes with extra decisions and due diligence. In this guide, you’ll learn what a non-builder-attached lot is, how it compares to builder-attached options, and the key checks to complete in Gretna before you buy. Let’s dive in.
What it means
A non-builder-attached lot is land you can buy without a requirement to use a specific builder. You can hire any licensed builder, act as an owner-builder, or hold the lot for a future build or sale. You may find these lots inside a subdivision or on a vacant parcel outside city neighborhoods.
By contrast, a builder-attached lot is controlled by a particular builder or community. You typically choose from that builder’s plans and options, and the builder manages a more turnkey process that may include financing incentives and set timelines.
How it differs from builder-attached
Control
- Non-builder-attached: You choose the architect, plans, materials, and builder.
- Builder-attached: You select from the builder’s plan library and options.
Process
- Non-builder-attached: You or your builder coordinate permits, site work, and vendors.
- Builder-attached: The builder manages development standards, permitting steps, and schedules.
Pricing and incentives
- Non-builder-attached: You can shop lot prices and builders but pay for site improvements and coordination.
- Builder-attached: You may see incentives like lot premium credits or mortgage offers through the builder.
Risk and timeline
- Non-builder-attached: More coordination and often longer timelines.
- Builder-attached: Typically faster but less flexible.
Is a non-builder-attached lot right for you?
Choose this route if you want higher design control and the ability to select your builder. It fits buyers who enjoy planning and who are comfortable engaging lenders, surveyors, and contractors. If you prefer a streamlined path with preset plans and a single point of contact, a builder-attached lot may be a better fit.
Gretna checks to verify
Gretna and Sarpy County continue to see steady residential growth, so lot supply and pricing can change quickly. Before you write an offer, confirm the following with local offices and your agent:
Zoning and covenants
- Confirm zoning with the City of Gretna if the lot is within city limits, or Sarpy County if outside.
- Ask for subdivision CC&Rs and any Architectural Review Committee (ARC) rules. Non-builder-attached lots can still have design restrictions.
Utilities and site conditions
- Verify availability of water, sewer, electricity, gas, and telecom, along with connection points, costs, and timing.
- Confirm whether the lot is on municipal sewer or will require a septic system. If septic is needed, ask about soil testing and permits through Sarpy County or state environmental authorities.
- Check if the lot is in a FEMA floodplain or has drainage easements or stormwater requirements.
Schools and taxes
- Verify the lot’s school district boundary through Gretna Public Schools.
- Confirm the property tax rate, current assessed value, and any special assessments with the Sarpy County Assessor.
Budget and financing
Costs to expect
- Site work: grading, tree removal, driveways, and stormwater management can add up.
- Utility hookups: tap fees, impact fees, and connection costs vary by location and provider.
- Professional services: surveys, soil tests, and engineering as needed.
Financing basics
- Many buyers use a lot loan followed by a construction loan. Rates and requirements can be higher than a standard mortgage.
- Some lenders offer construction-to-permanent one-time-close loans. Program details vary.
- Production builders often include warranties for structural and systems. With independent builders or owner-builder projects, warranty terms vary, so ask for written coverage.
Timeline to expect
Timeframes depend on your builder, plan complexity, permitting, and site conditions.
- Non-builder-attached: About 9 to 18+ months from lot purchase to move-in is common.
- Builder-attached/spec: About 4 to 9 months is typical for plan-driven or quick-move options.
These are estimates. Confirm timelines with your builder and local permitting offices.
Due diligence checklist
Use this list as you evaluate a non-builder-attached lot in Gretna:
Title, easements, and legal
- Order a title commitment and review all easements, CC&Rs, and recorded documents.
- Ask about ARC requirements and any lot-specific restrictions.
Site and environmental
- Get a survey to confirm lot lines and setbacks.
- Check FEMA flood zone status and base flood elevation.
- Order soil or geotechnical testing. If septic is possible, include a perc test request.
Utilities and infrastructure
- Verify water and sewer availability, connection points, and fees.
- Confirm electrical, gas, and telecom providers, plus connection costs and timelines.
- Ask whether curb, gutter, sidewalks, and lighting are complete or will be assessed later.
Zoning and approvals
- Confirm zoning, setbacks, lot coverage, and any minimum house size in covenants.
- Ask about ARC submission steps and typical approval timelines.
Site development costs
- Seek estimates for grading, driveways, retaining walls, and stormwater measures.
- Ask if the lot needs substantial fill or has shared access that requires maintenance.
Financing and contracts
- Speak with lenders about lot-only and construction loan options and reserves.
- Build in contingencies for site approval, soil results, permitting, and financing.
Builder vetting
- Request license and insurance proof, references, recent local projects, warranty terms, and lien waiver practices.
- Confirm whether the builder is approved by your lender and can act as general contractor if needed.
Key questions to ask
Bring these to your builder, the City of Gretna, or Sarpy County as applicable:
- What are the exact water, sewer, and utility connection points and fees for this lot?
- Are there ARC guidelines, materials standards, or timeline requirements for the subdivision?
- What is the typical permit review timeframe for new construction at this address?
- Is the lot in a flood zone or subject to specific drainage or stormwater rules?
- Will a septic system be required, and what testing and permits are needed if so?
- Are there special assessments for roads, stormwater, or future infrastructure?
How your agent helps
A Gretna-focused agent with new-construction experience can save you time and reduce risk. Your agent should:
- Pull comparable lot sales and recent new-construction sales to guide fair pricing.
- Gather CC&Rs, plats, easements, and permit history for review.
- Coordinate with City of Gretna Planning, Building, and Public Works and Sarpy County offices to verify zoning, utilities, and timelines.
- Recommend vetted local builders, architects, surveyors, excavators, and construction lenders.
- Structure your offer with contingencies for soil tests, ARC approval, permits, and financing.
Ready to find the right lot and builder team in Gretna? Connect with a local, construction-savvy advocate who will guide every step with clear communication and practical solutions. Reach out to Missy Ruff to get started.
FAQs
What is a non-builder-attached lot in Gretna?
- It is land you can buy without a requirement to use a specific builder, allowing you to choose your own builder, act as an owner-builder, or hold the lot for a future build.
Do non-builder-attached lots still have covenants or an ARC?
- Yes, many subdivisions have CC&Rs and an Architectural Review Committee that set design, materials, and approval steps, even when the lot is not tied to a builder.
How long does a custom build take in Gretna?
- Non-builder-attached projects often take about 9 to 18+ months from lot purchase to move-in, depending on permits, builder capacity, plan complexity, and site work.
What utilities should I verify before buying a lot?
- Confirm water, sewer or septic requirements, electric, gas, and telecom availability, plus connection points, fees, and timelines for installation.
How do I finance the lot and build?
- Many buyers use a lot loan followed by a construction loan, or a construction-to-permanent one-time-close loan where available; terms vary by lender and program.
Are non-builder-attached lots better for resale?
- They can appeal to buyers who value uniqueness, but resale depends on design fit, location, and comparables; work with your agent to evaluate local market data.
