Which cul-de-sac corner lot to select?
metalblaze
September 3, 2013
Dear friends-- we are in the process of selecting a lot in a new and upcoming community, but are having the dilemma of selecting which lot : In the attached image, Lot 1 (approx. 0.5 acre) is a cul-de-sac corner lot that is "exposed" to 3 streets, and Lot 2 (approx. 0.4 acre) is another cul-de-sac corner lot that is "exposed" to 2 streets.

Here are our observations:

Pros for Lot 1:
1.) Located in a cul-de-sac that will only have 2 more houses built.
2.) Surrounded by a wooded outlot at the back (hence, no more houses at the backyard).
3.) Close to the community park.
4.) Marginally bigger than Lot 2.

Cons for Lot 1:
1.) Exposed to 3 streets. One of them is the "main" street for this community. So, there will be traffic, but mostly for the houses within the community.
2.) Corner lots have a hard re-sell value?

Pros for Lot 2:
1.) Located in a cul-de-sac
2.) Exposed to 2 streets (as opposed to 3 streets)
3.) Surrounded by wooded outlook at the back.

Cons for Lot 2:
1.) Very close to the entrance of the community
2.) Marginally smaller than Lot 1.

Based on these observations, which lot would you select? For the record, both are Flat lots, and we are considering build a 2-story house with finished basement. This location is in Minnesota!
Thank you for reporting this comment. Undo
PRO
MJS Inc. Custom Home Designs
Lot 2 seems to have a large easment from the main road that would help in noise reduction and privacy. Lot 1 is directly on the roadway and eventhough it is closer to amenities I would be concerned with the noise and lack of privacy from the mainroad and foot traffic.
3 Likes    Bookmark   Thanked by metalblaze    September 3, 2013 at 11:58AM
Thank you for reporting this comment. Undo
PRO
Dytecture
Agreed, Lot 2 seems to have the best setting, there is a bit of setback from the main road so your house could be screened a bit.
3 Likes    Bookmark   Thanked by metalblaze    September 3, 2013 at 12:36PM
Thank you for reporting this comment. Undo
carolins
I'm more drawn towards plot 2 too. Quieter spot.
    Bookmark   Thanked by metalblaze    September 3, 2013 at 12:43PM
Thank you for reporting this comment. Undo
carolins
Just asked my husband (he likes this sort of dilemma) and he'd pick lot 1. Simply because it is bigger.
2 Likes    Bookmark   Thanked by metalblaze    September 3, 2013 at 12:54PM
Thank you for reporting this comment. Undo
judianna20
Cute, carolins, I asked my husband and he ‘d pick lot 2. Simply because it is smaller. He, obviously, is a whole lot older than you sweetie. : > ).

I’d pick #2, as I like that buffer. Just one question? Who mows that entire strip? Or is it au naturale?

2 Likes    Bookmark   Thanked by metalblaze    September 3, 2013 at 12:59PM
Thank you for reporting this comment. Undo
carolins
Husband is... let me think and calculate... 55 years old/young :-)
    Bookmark   Thanked by metalblaze    September 3, 2013 at 1:04PM
Thank you for reporting this comment. Undo
Debp
I like lot 2 as well. Corner lots are definitely harder to sell - especially if there will be snow and shoveling involved.
    Bookmark   Thanked by metalblaze    September 3, 2013 at 1:10PM
Thank you for reporting this comment. Undo
smileyface2013
Lot 1 will have people from 18 other houses using it every day, plus the cars from the main entrance road. Lot 2 will have 5 other houses using it every day plus cars on the main entrance road. Lot 2 has more space between it and the main road. If you have kids, lot 1 will have easier access to other kids to play with. How busy will that main entrance road be? Does it lead to another road or development, or is it more of a dead end? I prefer a less busy driveway, so I would choose lot 2.
1 Like    Bookmark   Thanked by metalblaze    September 3, 2013 at 1:15PM
Thank you for reporting this comment. Undo
mmilos
Lot 2. It also looks like it has greenspace behind it as lot 1 does. Smaller cul-de-sac and setback from the street are a plus, IMO.

What will be on the bigger lots at the entrance? "Lot 2" will be backing up to large lot 2, what is built on large lot 2? Townhomes?
    Bookmark   Thanked by metalblaze    September 3, 2013 at 1:26PM
Thank you for reporting this comment. Undo
14thstreet
Lot 2
    Bookmark   Thanked by metalblaze    September 3, 2013 at 1:29PM
Thank you for reporting this comment. Undo
metalblaze
Mmilos - thanks for your inputs. The first two lots at the entrance are 2.0 acre lots for single family homes.
    Bookmark   September 3, 2013 at 1:30PM
Thank you for reporting this comment. Undo
PRO
TJP Designs and Construction LLC
Lot 2
    Bookmark   Thanked by metalblaze    September 3, 2013 at 1:32PM
Thank you for reporting this comment. Undo
Darzy
I also vote lot 2. Seems more private.
    Bookmark   Thanked by metalblaze    September 3, 2013 at 1:33PM
Thank you for reporting this comment. Undo
mmilos
I see...being closer to the bigger homesites might have some more cache... :-)
I'd feel comfortable selecting Lot 2.
    Bookmark   Thanked by metalblaze    September 3, 2013 at 1:35PM
Thank you for reporting this comment. Undo
judianna20
carolins…a babe in arms. He has about 17 more years to mow the bigger lot. Hubby invites him here…we have a nice big lot he can work on.
1 Like    Bookmark   September 3, 2013 at 1:37PM
Thank you for reporting this comment. Undo
lefty47
HI -- Lot #2 -- looks like the better for the future -- as you get older the yard becomes too much to look after so-----less is more in this case .
    Bookmark   Thanked by metalblaze    September 3, 2013 at 1:39PM
Thank you for reporting this comment. Undo
PRO
Sinclair Associates Architects
We usually design houses with the first criteria is natural light toward view.
If north is straight up
Lot 2 has the best solar orientation....and this looks at the buffer.

I'd go for lot 2...If North is straight up
R
4 Likes    Bookmark   Thanked by metalblaze    September 3, 2013 at 2:57PM
Thank you for reporting this comment. Undo
Darzy
Yes, regarding direction...I would not buy or build a house where the back yard faces west - the setting sun. I like evening shade in my back yard.
3 Likes    Bookmark   Thanked by metalblaze    September 3, 2013 at 3:02PM
Thank you for reporting this comment. Undo
jabber629
No brainer for me...lot 2 for SURE! You would be hard pressed to sell lot 1 when it came time to move, also, in my opinion whichever house is built on lot one will look very odd...it's on it's own little island!
1 Like    Bookmark   Thanked by metalblaze    September 3, 2013 at 5:00PM
Thank you for reporting this comment. Undo
apple_pie_order
Lot 2.
    Bookmark   Thanked by metalblaze    September 3, 2013 at 5:08PM
Thank you for reporting this comment. Undo
pcmom1
Lot 2 seems like there would be much less traffic to deal with. Only a few cars will turn onto your street and you appear to have a buffer from the main road.
    Bookmark   Thanked by metalblaze    September 3, 2013 at 5:11PM
Thank you for reporting this comment. Undo
pegonia1
Lot 2.......bigger is not always better. And as someone else already pointed out, less traffic because there are only 5 other houses versus a gazillion on Lot 1.
1 Like    Bookmark   Thanked by metalblaze    September 3, 2013 at 5:14PM
Thank you for reporting this comment. Undo
kimdee24
Lot 2 for me also. I'd rather look at greenspace out my back door than a busy road and houses across the street.
1 Like    Bookmark   Thanked by metalblaze    September 3, 2013 at 5:20PM
Thank you for reporting this comment. Undo
starbella
Lot 2 less traffic.
1 Like    Bookmark   Thanked by metalblaze    September 3, 2013 at 5:22PM
Thank you for reporting this comment. Undo
n247080
I'm in Minnesota too! I'd pick lot 2. Appears to be a walking path that goes behind lot 1 which is also a con. You'd virtually be surrounded by either street or foot traffic. Also, being near a park is NOT what it's cracked up to be. Lots of activity there which can mean overflow parking and extra noise from time to time. (voice of experience) Also, if you have 3 streets next to you, you have snow plow damage and possibly salt damage on three sides.

Lost 2 seems to have fewer homes on the street which means closer bonding with the neighbors. Again , voice of experience here. Neighbors can really make or break the comfort of your home.

Looks like a nice, well planned development. Lucky you!
5 Likes    Bookmark   Thanked by metalblaze    September 3, 2013 at 5:25PM
Thank you for reporting this comment. Undo
Angel18432
Lot 2 for sure. Not next to the main road the big reason.
1 Like    Bookmark   Thanked by metalblaze    September 3, 2013 at 5:28PM
Thank you for reporting this comment. Undo
msp1tzer
Lot 2 - I live on a 6 house cul-de-sac and I like the fact that it's pretty quiet in terms of traffic, especially since my kids like to play outside and ride their bikes. I personally would avoid being on the main street - it's a huge negative for me, and I would guess, anybody with kids.
    Bookmark   Thanked by metalblaze    September 3, 2013 at 5:29PM
Thank you for reporting this comment. Undo
PRO
Terracegallery
Two! Seems a lot quieter....
    Bookmark   Thanked by metalblaze    September 3, 2013 at 5:36PM
Thank you for reporting this comment. Undo
indianpatti
Lot 2 for me as well .. hey, depending on what state you live in, lot #2 would be less in real estate tax!
    Bookmark   Thanked by metalblaze    September 3, 2013 at 5:40PM
Thank you for reporting this comment. Undo
staciathompson
hands down...no question....lot 2! more private and safer for the kids!!! now you have to let everyone know what you decide!!! We will all be curious!
    Bookmark   Thanked by metalblaze    September 3, 2013 at 5:40PM
Thank you for reporting this comment. Undo
Anina Salerno_Aita
I would go for Lot 2. More private. If you have small kids you will end up wanting to fence nearly the entire lot if you go with 1. I lived on a cul de sac for quite a while, and when my kids were younger it was much more comfortable for them to ride their bikes around the circle, etc. Depending on what is going to be on the easment, you could plant something fast growing on your property line and have a nice screen. Love the idea of the woods behind you too. That was a selling feature in two homes I purchased, and I enjoyed the view of woods instead of someone else's back yard or a street.
1 Like    Bookmark   Thanked by metalblaze    September 3, 2013 at 6:00PM
Thank you for reporting this comment. Undo
pcmom1
Good points by n247! No, you don't want to be that close to a walking path. Who knows who is there scoping out your house!

I live on a cul de sac with only 5 homes, and one of the benefits is that each of us checks out all cars entering. Might be someone to see us! You learn who should be there, and who shouldn't, very quickly!
1 Like    Bookmark   Thanked by metalblaze    September 3, 2013 at 7:03PM
Thank you for reporting this comment. Undo
stars26
Lot 2
1 Like    Bookmark   Thanked by metalblaze    September 3, 2013 at 7:34PM
Thank you for reporting this comment. Undo
pbjammin
Lot 2...those roads right outside will cause you to not want to use that gorgeous outside.
1 Like    Bookmark   Thanked by metalblaze    September 3, 2013 at 7:42PM
Thank you for reporting this comment. Undo
RosemaryR
Lot 2, the difference in size to lot 1 is minuscule, you'll have a better quality of life with lot 2.
1 Like    Bookmark   Thanked by metalblaze    September 3, 2013 at 8:41PM
Thank you for reporting this comment. Undo
Rosalinda Marie
I would pick Lot 2.

We used to live on a corner lot like Lot 1 for 17 years and cons were: 1) no privacy anywhere but inside the house 2) had to look after boulevard, but the town dumped snow with gravel/salt in it so it got higher and more difficult to maintain each year 3) higher taxes 4) way too much traffic 5) no safety for children/pets.

We now live on a crescent with only front yard facing public and quiet neighbours, so it's like living in the country with the amenities of living in town. Plus, only 1/4 of sidewalk to maintain.
    Bookmark   Thanked by metalblaze    September 3, 2013 at 9:10PM
Thank you for reporting this comment. Undo
zgirl18
I would also consider the direction of the house, sunlight, which direction most of the windows face.
1 Like    Bookmark   Thanked by metalblaze    September 3, 2013 at 9:27PM
Thank you for reporting this comment. Undo
PRO
Patrick Peyton
I like lot 2 but I would also try to find out who your neighbors are, if that's important to you. My family was in a nice house in so cal, problem was that at the time my wife and I were 20 years younger than our youngest neighbor. They were very nice people but in totally different phases of their life, fast forward 3 years we moved 100 yards away into a neighbor's home with only 7 homes. Now we have 20 kids in neighborhood, young families, block parties, backyard camp outs, etc. much, much happier. Good luck.

Btw, I have family in minn, where are you located?
1 Like    Bookmark   Thanked by metalblaze    September 3, 2013 at 11:11PM
Thank you for reporting this comment. Undo
carolins
@judianna, thanks for the offer, but we have almost 4 acres of our own. Come to think of it... I usually mow the lawn. Hmm... that explains a lot ;-)
2 Likes    Bookmark   September 4, 2013 at 8:05AM
Thank you for reporting this comment. Undo
kmkirei
Lot 2 definitely. Lot 1 has a larger number of houses that would continuously bring homeowners in and out of there on a daily basis. Lot 2 would have less. We lived in a new area where our house use to be the end of the street until they added more homes. It is a huge difference that we didn't consider when we bought our home.
1 Like    Bookmark   Thanked by metalblaze    September 4, 2013 at 8:18AM
Thank you for reporting this comment. Undo
lyn's home
Lot 2 definitely. I owned a home on a similar lot as lot 1. My back yard was very private, completely fenced, and quiet (only neighborhood traffic on main street). When I put it on the market, however, potential buyers objected to the fact that it backed to the main neighborhood street. It was a problem that we could not fix.
1 Like    Bookmark   Thanked by metalblaze    September 4, 2013 at 8:36AM
Thank you for reporting this comment. Undo
joanmcd
Lot 2 has good access to the trail system at the end of the street. Lot 1 may require going through woods.
1 Like    Bookmark   Thanked by metalblaze    September 4, 2013 at 10:12AM
Thank you for reporting this comment. Undo
metalblaze
Dear friends, thanks a LOT for all your inputs. We were inclined for Lot 2 from the beginning, and ended up purchasing it. Once again, appreciate all the advise. Now the fun begins in building a house :-) Cheers!!
1 Like    Bookmark   September 13, 2013 at 8:45AM
Thank you for reporting this comment. Undo
mmilos
Congrats! Good choice. :-)
    Bookmark   September 13, 2013 at 9:42AM
Thank you for reporting this comment. Undo
PRO
Patrick Peyton
Good luck
    Bookmark   September 13, 2013 at 9:54AM
Thank you for reporting this comment. Undo
RosemaryR
Congratulations and best wishes, pls. post px when completed.
    Bookmark   September 13, 2013 at 3:19PM
Thank you for reporting this comment. Undo
diyher
Lot 1 lol. Only because lot 2 looks like the back of the house backs up directly to the side of someone elses house. Is there a side of the house that has Southern exposure? That was a must for us in the back of the house where our kitchen and family room are. It saves us a lot on heating in the Winter months and gets us a lot of light.
    Bookmark   September 13, 2013 at 3:26PM
Sign Up to comment
Related Discussions
Need help selecting a paint color
This room currently has yellow/gold paint on walls....
Suzanne Melges
Need help selecting small recliners and arranging living room
I have a small living room (12 x 17) and want to place...
Barb Eglinski's Photography
Want to maximize lot space, where do i build garage?
I currently have my 1000 sq.ft house at an angle which...
007jr
Need help with all-garage front-view!!
We're closing on this house in a little over a week-...
rachlols
I need some help with selecting fabric for wing chairs.
Fabric shown from my drapes. Walls are a pale green....
dawnjclaek
More Discussions
I'm looking for an Indian bone inlay sideboard in the San Francisco area
I've been looking for a bone inlay sideboard to be...
chefchard
Need a dining table to pair with acrylic chairs
I have a total of 8 chairs (6 calligaris ice chairs...
Lissette Gonzalez
My "Woman" Cave... a soon to be peaceful retreat for ME!
This room has 2 sets of french doors with a set up...
Robi
Outdoor kitchen
I am in the preliminary stages of designing a small...
lizahare
redecorate den
I am redecorating my den and removing the wall to wall...
lisajanetruiz
People viewed this after searching for:
© 2015 Houzz Inc. Houzz® The new way to design your home™