Posted: 8/25/2013 2:36:00 AM EDT
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We are going to move and have a new house built for us next year.
I am looking at an area with 1 acre lots and a couple of 1.3 acre lots where the extra .3 acre is a "drain row". Not sure what that is and why the price for that lot is more expensive (i.e., other than it is .3 acres larger)? Any info would be appreciated. |
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I'm guessing "Drain row" is short for drainage right-of-way. Typically, if you own the .3 acres, then there would be an easement dedicated to the entity operating the drainage system. A right-of-way is usually owned by a government. In other words, I don't believe you can own it and have it be a right-of-way at the same time, so I'm confused...but a) I could be wrong, and b) a surveyor should be along shortly to tell you for sure.
But either way, it is a drainage way, because there is either a ditch or swale or a buried drainage pipe there, that you can not impede, build on, probably plant trees in, on, or over, etc. |
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It means everyone else's lot and the storm drains from the street drain across your yard. Also means county and/or city has easement across your property. You cannot build on the drainage easement or even put up a fence or plant trees oe shrubs. Basically you pay extra for the privilage of mowing, maintaining, and paying the taxes on property used "for the good of the community". Posted Via AR15.Com Mobile |
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I hear what you guys are saying and simply don't understand why it would be more expensive?
I'll be asking the real estate agent but this one has me puzzled. I'm wondering if somehow my property would drain better being so close to it and/or I could do some of my own trenching from the house and laying of drain tile to make my drainage better? |
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Quoted: It means everyone else's lot and the storm drains from the street drain across your yard. Also means county and/or city has easement across your property. You cannot build on the drainage easement or even put up a fence or plant trees oe shrubs. Basically you pay extra for the privilage of mowing, maintaining, and paying the taxes on property used "for the good of the community". Posted Via AR15.Com Mobile |
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Because you are buying 0.3 acre more property. If nothing else, you have a 0.3 acre buffer from the neighbor on that side. It appears to be in the front of the property at the finished road area. I'll check though..........it could actually be at the rear or side of the property? I just can't tell by the listing sketch. It's only $15K more so, if it can be partly usable land...........I might just go for it as long as there aren't bad downsides. Especially if it is on the side and gives me .3 more acres from neighbors. |
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It appears to be in the front of the property at the finished road area. I'll check though..........it could actually be at the rear or side of the property? I just can't tell by the listing sketch. It's only $15K more so, if it can be partly usable land...........I might just go for it as long as there aren't bad downsides. Especially if it is on the side and gives me .3 more acres from neighbors. Quoted:
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Because you are buying 0.3 acre more property. If nothing else, you have a 0.3 acre buffer from the neighbor on that side. It appears to be in the front of the property at the finished road area. I'll check though..........it could actually be at the rear or side of the property? I just can't tell by the listing sketch. It's only $15K more so, if it can be partly usable land...........I might just go for it as long as there aren't bad downsides. Especially if it is on the side and gives me .3 more acres from neighbors. Usually, if there is any drainage at the street side, it will just be included in the typical city/county/HOA owned and operated right-of-way, because it would be redundant to have two R.O.W.s abutting each other UNLESS they are owned and operated by separate entities (e.g. city owns the road R.O.W., but HOA needs an additional easement because they are responsible for a ditch, though the normal practical solution would be to make it all R.O.W. and let the HOA have an easement within the R.O.W. |
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Thanks guys...........as I look more at the schematic it is probably on the rear of side of the property..........I just can't tell the orientation with the overall birds eye view of the subdivision.
I'm thinking this is a done deal and I will probably be buying it. Does anyone know how much it might cost to remove the natural vegetative growth (the land is already cleared but has your usual grassland type of plants right now)? We would have that natural grass land growth removed and have it seeded, hydroseeded, etc. Any info on cost would be appreciated. So far, THANKS for all your answers. I'm getting a better handle on this. |
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As far as the drainage easement/row, just be aware that the runoff from uphill will all be funnelled through this area, by design. So, look at the lot carefully. If you're near the bottom of the hill, or don't have a nice steady slope away from your proposed house location, and/or there are any inlets in the easement that have the potential to surcharge (back up) and could potentially result in flooding, you may not want to buy it.
Example would be that your lot is near the bottom of the hill, maybe a lot or two away from where the drainage system is supposed to flow through a culvert under the county road, and you have an inlet at the downstream corner of your lot. You need to look at it as to whether there is the potential for the culvert under the road to get clogged and back the water up so that it floods your lot. Actually, anyone should look at their prospective lot from that perspective, whether there is a drainage easement through it or not. |
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Quoted:
As far as the drainage easement/row, just be aware that the runoff from uphill will all be funnelled through this area, by design. So, look at the lot carefully. If you're near the bottom of the hill, or don't have a nice steady slope away from your proposed house location, and/or there are any inlets in the easement that have the potential to surcharge (back up) and could potentially result in flooding, you may not want to buy it. Example would be that your lot is near the bottom of the hill, maybe a lot or two away from where the drainage system is supposed to flow through a culvert under the county road, and you have an inlet at the downstream corner of your lot. You need to look at it as to whether there is the potential for the culvert under the road to get clogged and back the water up so that it floods your lot. Actually, anyone should look at their prospective lot from that perspective, whether there is a drainage easement through it or not. Thanks for the info. |
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Is land that expensive there, or is this a subdivision in town? Subdivision with "city" water, gas and electric utilities. The land is cleared also. Unimproved land would be MUCH cheaper. Most of the lots are 1 acre with the one I am interested in being 1.3 acres. |
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Subdivision with "city" water, gas and electric utilities. The land is cleared also. Unimproved land would be MUCH cheaper. Most of the lots are 1 acre with the one I am interested in being 1.3 acres. Quoted:
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Is land that expensive there, or is this a subdivision in town? Subdivision with "city" water, gas and electric utilities. The land is cleared also. Unimproved land would be MUCH cheaper. Most of the lots are 1 acre with the one I am interested in being 1.3 acres. Ok, that makes sense. It is definitely worth it to have the extra room. My dad was in a similar situation, but it was a gas line easement across the rear of his lot. He chose the bigger lot and is happy with it. The only stipulation, with his easement, was no permanent structures. He has his pool next to the house and swingsets and stuff for the grandkids on the easement. |
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Who is responsible for maintaining the easement? If not you, is that entity obligated to replace vegetation, fencing, etc...? Read the deed. Damn right! I have seen many homeowners that buy without finding out only to be told later that it is their responsibility to maintain it. |
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Any pics you could upload?? With elevation contours maybe??
Drainage ROW , may be anything from an easement that contains a storm sewer pipe to a dry pond that will fill in case of a bad storm. As far as being better/worse for your drainage, that may depend on whats in the ROW. I would NEVER buy a lot that was at the low end of the subdivision. Your drainage may actually be worse in a bad storm . ETA: And NEVER believe what some dipshit realtor says the ROW contains. They dont know shit . I would ask for the plans that were used to build the sub. to determine whats in the ROW |
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Any pics you could upload?? With elevation contours maybe?? Drainage ROW , may be anything from an easement that contains a storm sewer pipe to a dry pond that will fill in case of a bad storm. As far as being better/worse for your drainage, that may depend on whats in the ROW. I would NEVER buy a lot that was at the low end of the subdivision. Your drainage may actually be worse in a bad storm . ETA: And NEVER believe what some dipshit realtor says the ROW contains. They dont know shit . I would ask for the plans that were used to build the sub. to determine whats in the ROW Thanks and thanks to everyone else also! Yes, I will definitely have my builder review all this stuff and I will make sure I UNDERSTAND the deed and will KNOW the topography before signing ANYTHING. Here is a link to a picture of the lot (there is another one across the street from it that appears to be almost identical). Problem with the link is you have to hit the bottom arrow a couple of times in the bottom of the picture and scroll to the right once to see a view of the actual lot. The drainage row appears to be on the left (tree and shrub lined) and the one across the street can be scrolled to also and the drainage row would be on the right. Thanks again!! Lot |