That empty field down the street has plans. Here's how to find out what they are before you buy.
I've been selling homes along the Wasatch Front since 2003, and I can tell you the view out the back window today isn't always the view you'll have in three years.
Drive through South Jordan, Herriman, Riverton, West Jordan, Draper or Lehi right now and you'll see it everywhere. A beautiful home, a quiet street, and right behind it an empty field, a fenced lot, or a row of houses still in framing.
Buyers usually react one of two ways. Some get excited about the shops and parks that are "coming." Others panic that the mountain view is about to disappear. Both reactions are understandable. Neither one is a plan.
Here's what I tell my clients: new development near a home you love is not a reason to walk away. It's a reason to do your homework before you write the offer.
This is the single most important thing to understand, and most buyers never ask it.
Proposed means someone has an idea or has filed an application. It could be a rezone request, a concept plan, or something on a developer's website. Proposals change. Some never get built at all.
Approved means the city has signed off at some stage, like zoning, a site plan or a subdivision plat. Approved projects are far more likely to happen, even if the timing slips.
Under construction means the permits are issued and the trucks are rolling.
So when the seller's agent says "they're putting a grocery store in over there," your next question should be: which one of those three is it? A rendering on a sign is marketing. A city approval is a commitment.
You don't need to be a land-use expert. A few places do most of the work.
Call the city. Every city along the Wasatch Front has a planning or community development department, an online zoning map, and staff who will answer questions. Ask what the vacant land near the home is zoned for and whether anything is pending. They're usually happy to help.
Look at the meeting agendas. Planning commission and city council agendas are posted online, and Utah's Public Notice Website lists public meetings statewide. Search for a nearby street name. You'd be surprised what turns up.
Check the county parcel maps. They show who owns the land around the home, which tells you a lot about what's likely to happen with it.
Lean on your agent. A good local agent should help you pull this together before you write an offer, and should tell you plainly when something is still unknown.
What I wouldn't rely on: a builder's site map, a sales office rendering, a neighbor's guess or a post in a Facebook group. They might be right. They're not the record.
Traffic and construction. Building means trucks, equipment and early mornings, sometimes for years in a big community. Ask which roads will carry construction traffic, and whether new road connections could make your quiet street a busier one once everything is finished.
Your view, your sun and your privacy. An open field behind a house is not a permanent view unless it's protected. Check what height and type of building the zoning allows back there. A two-story home behind you and a three-story building behind you feel very different, especially when it comes to afternoon sun in the backyard.
What the street will look like. Look at what's allowed nearby: single-family homes, townhomes, apartments, commercial, mixed use, and how dense. That's the information you can actually verify, and it tells you what day-to-day life on that street will be like.
The amenities that may or may not show up. Future shops, parks, trails and planned civic sites can be a real plus. They can also arrive later than promised, change shape, or never happen. If it isn't approved and funded, treat it as a maybe, and don't pay extra for it.
Sometimes. If a builder is still selling brand-new homes down the street when you go to sell, you may be competing with them for the same buyers, and they come with new finishes and builder incentives. Your home, on the other hand, will have mature landscaping, a finished street and no construction next door. Neither one automatically wins.
The flip side is real too. Once a community fills in and the new amenities open, the whole area often feels more complete. In my experience, timing is the variable. Know how long building will go on around the home, and think about how your home would compare during that window.
Builders often offer incentives like help with closing costs, rate buydowns or upgrade packages. Those can be worth a lot. Just compare them with your eyes open:
And please, have your own agent on a new-build purchase. The builder's sales team is friendly and helpful, and they work for the builder.
Growth is part of life along the Wasatch Front, and plenty of buyers are glad they bought near it. The goal isn't to avoid growth. It's to know what's approved, what could still change, and how it fits the way you want to live in that home.
Do that homework before you offer, and you'll make the decision with clear eyes instead of crossed fingers.
Looking at a home near new construction and want help sorting out what's planned around it? Call or text me at (801) 663-7832. I'm happy to help you find the facts.
How do I find out what's being built near a house I want to buy?
Start with the city's planning department and online zoning map, then check recent planning commission and city council agendas. Your agent can help you pull it together before you make an offer.
What's the difference between a proposed and an approved development?
A proposed project is an idea or application that can still change or be denied. An approved project has city sign-off at some stage, like zoning, site plan or plat approval, and is much more likely to be built, though timing can shift.
Should I avoid buying near new construction?
Not necessarily. Many buyers benefit from new roads, parks and shopping nearby. Just understand the construction timeline, what's allowed on the land around you, and how ongoing building could affect daily life and resale.
Are builder incentives better than buying an existing home?
It depends on the total cost and the terms. Compare what the incentive is tied to, what isn't included in the price, and what a resale seller might negotiate.
Call or text Lesley at (801) 663-7832, or get a free home valuation.
A South Jordan brokerage serving buyers and sellers all across Utah, specializing along the Wasatch Front.
