Guide to Buying Land and Building In Wyoming

If you’re thinking about building a custom home, it can be tempting to start with Zillow. A few clicks in and you’ve found ten vacant lots with mountain views and “endless potential.” But here in Wyoming, buying land and building on it is not always that easy. From permitting and feasibility to septic design and winter access, there’s a lot that goes into choosing the right parcel and turning it into a place to live.

We’ve guided dozens of clients through this process. No two projects are the same, but there are some patterns that come up again and again. This guide will walk you through what to look out for.

If you’d like help evaluating a property or discussing the process of building a custom home in Wyoming, give us a call at (706) 840-4301. We’d be glad to talk through your vision.

Start With the Right Kind of Lot

Not All Land is Buildable

Just because a parcel is for sale doesn’t mean you can build on it. Some are limited by slope or shallow bedrock. Others might be in a floodplain or lack legal access. That’s why we start every consultation with a feasibility review. We evaluate access, soil conditions, orientation, and any limiting factors that might increase the cost or block permits. You are always welcome to call us about preconstruction services in Wyoming, and we can chat about your lot.

Check Zoning Before You Offer

Teton, Lincoln, and Sublette counties all have zoning regulations that dictate what kind of structures are allowed, where they can sit on the property, and how tall they can be. Some parcels have wildlife overlays or scenic corridor rules that impact window placements or exterior lighting. It’s best to check zoning before your offer.

Understand Deed Restrictions and Covenants

Some parcels have recorded covenants that restrict house size, exterior materials, or even architectural style. This is common in subdivisions or areas near scenic highways. If you’re hoping to build a modern home with lots of glass, we’ll want to confirm there are no restrictions that might block your vision.

What Does “Build-Ready” Really Mean?

Legal, Year-Round Access

One of the most overlooked issues is road access. Many properties appear to have a road leading in, but that road might not be legal or platted. If there’s no recorded easement, you could be landlocked. In winter, access can be even more complicated. Unmaintained roads may require snow plowing or four-season access planning.

Utilities and Connection Points

Power and internet are easy to take for granted until you realize they’re thousands of feet away. Bringing in power from the nearest transformer can cost anywhere from $10,000 to $25,000 or more depending on distance. It’s worth checking with the local co-op before closing.

Soil Conditions and Drainage

Some sites may require engineered foundations due to soil instability. Others might collect snowmelt in ways that make excavation and grading expensive. These are the types of issues we look for during a feasibility walk. It’s better to know before you design your home, not after.

What to Expect When Preparing Raw Land

Installing a Septic System

In rural parts of western Wyoming, almost all homes use a private septic system. Before you can install one, the property must pass a percolation (perc) test. This test determines if the soil can absorb water at the necessary rate. If it fails, the cost of building could rise substantially, or the lot might be undevelopable.

Typical costs:

• Septic design and install: $25,000 to $50,000

• Perc test and engineering: $2,500 to $5,000

Drilling a Well

If your property doesn’t have access to city water (and most don’t), you’ll need to drill a well. This can cost $20,000 to $40,000, depending on how deep the well needs to go and what kind of casing is required. Water rights can also be a factor in certain areas.

Excavation, Driveway, and Site Access

Creating a driveway, building pad, and access road requires heavy equipment. If the site is steep or rocky, excavation costs rise quickly. In general, driveway grading and construction ranges from $12,000 to $40,000, depending on length, slope, and materials used.

Key Cost Categories to Plan For

Here are two remaining bullet point sections as requested:

Site Development Costs (Typical Ranges):

• Well and septic system: $30,000–$60,000

• Driveway grading and construction: $10,000–$40,000

• Electrical utility connection: $10,000–$25,000

• Site survey, perc testing, and soil work: $5,000–$10,000

  
  

Permitting and Engineering Requirements:

• Teton County requires snow load design based on elevation and wind speed ratings of 105+ mph

• Most of western Wyoming requires 36–42" frost depths

• Setbacks, height limits, and scenic corridor rules vary widely by location

• Wetland or wildlife overlays may impact footprint or home placement

Western Wyoming vs. Other Areas of the State

Land in Teton and Lincoln County

If you’re buying land in Jackson Hole or Star Valley, expect higher prices and more complex permitting. In Teton County, parcels under three acres with road access often sell between $800K and $3M. In Lincoln County, land is typically more affordable (ranging from $200K to $500K) but may lack improvements.

Snow loads, wildlife overlays, and view protections all shape how we design and build here.

What About Eastern Wyoming?

While we don’t build homes in Cheyenne, Casper, or Sheridan, it’s worth mentioning that:

• Land is cheaper and flatter

• Permitting tends to be faster

• Utility connections may be easier

However, you won’t get the alpine views or mountain access that many of our clients come for. Our expertise is focused on Teton, Lincoln, and Sublette Counties, where building on raw land is more challenging AND  more rewarding.

When to Bring In a Builder

We often help clients before they close on a parcel. We’ll walk the land with you, evaluate the buildability, discuss septic and well strategy, and flag any costs that might not be obvious. This is part of our pre-construction process, and we’re happy to offer it even if you’re months or years away from building.

FAQs About Buying Land and Building in Wyoming

What should I do before making an offer on land?

We recommend reviewing zoning, confirming legal access, checking for active permits or covenants, and performing a perc test. A quick walk-through with a builder or surveyor can also help flag red flags before you're committed.

Can you help me evaluate a parcel I’m considering?

Yes. We do pre-purchase site walks in Teton, Lincoln, and Sublette Counties. If you’re

weighing two or three lots, we’ll help you understand what’s feasible and what each one might cost to build on.

What’s the snow load requirement for homes in Jackson?

Teton County follows snow load maps that range from 90 to 150 pounds per square foot depending on elevation. Every design must meet these engineering thresholds.

How deep does the frost line go?

In Star Valley and Jackson Hole, the frost line is typically around 36 to 42 inches. That depth informs how deep footings must be poured and how septic lines are insulated.

What’s the timeline to build on raw land?

If you're starting from raw land, expect 3 to 6 months of site prep, permitting, and planning before vertical construction begins. This includes testing, surveys, architectural design, engineering, and permitting.

How much does it cost to build in western Wyoming?

Build costs typically range from $400 to $600 per square foot, depending on finishes, complexity, and access. Site development adds another $100K–$300K depending on utilities, roadwork, and grading.

Is financing harder for land than for a house?

Yes. Land loans often have higher interest rates, shorter terms, and require a bigger down payment than a traditional mortgage. Talk to your lender early, and consider a construction-to-perm loan if you plan to build soon.

Call Western Wyoming’s Leading General Contractor

Whether you need help with home remodeling, design, a custom wrap-around deck, or a full custom home in Jackson Hole, give us a call to schedule an appointment.