How to Determine the Buildability of a Waterfront Lot in Leelanau

Purchasing a waterfront lot in Leelanau can feel like a dream—but before you fall in love with the view, it’s important to assess whether the land is actually buildable. Understanding the buildability of a waterfront property isn’t just about size or location. It requires a careful evaluation of environmental regulations, soil conditions, zoning laws, and infrastructure access to ensure your vision for a home can legally and safely be realized.
One of the most essential steps in this process is checking local zoning ordinances. These determine setbacks from the shoreline, the maximum footprint of your home, and whether specific features—like docks or boathouses—are allowed. Since Leelanau is home to sensitive ecosystems and protected waters, there may also be environmental restrictions that limit where and how you can build.
A percolation test, or “perc test,” is another critical step. This test assesses the soil’s ability to absorb wastewater, which is necessary if your future home will rely on a septic system. Poor results could require costly engineered systems or, in some cases, may prevent building altogether. Consulting with the Michigan Department of Environment, Great Lakes, and Energy (EGLE) can help clarify what’s permitted on your site and what conditions must be met for development.
In addition to environmental and zoning concerns, consider how the land is accessed. Is there an existing road? Are utilities like water, electric, and internet available or nearby? These practical factors often get overlooked in the excitement of a waterfront location but can greatly influence your budget and timeline.
By taking the time to assess buildability upfront—with the help of a knowledgeable local real estate agent—you’ll set the foundation for a home that fits both your dreams and the realities of Leelanau’s shoreline.