What Happens Before Construction Actually Starts
You've bought the lot, hired an architect, and got your construction loan approved. Now you're ready to build, right? Not quite. There's a whole phase of site preparation that happens before any vertical construction begins, and in the mountains, it can be complicated and costly.
Access and Excavation
If your lot is on a slope—which most mountain properties are—you'll need significant excavation work to create a buildable pad. This isn't just moving dirt around. We're talking potential blasting if you hit bedrock, retaining walls if the slope is steep, and serious engineering to handle drainage so spring runoff doesn't undermine your foundation.
On a challenging site, excavation and site work can run $50,000 to $150,000 or more before you've even started framing. Make sure your construction budget accounts for this realistically.
Utilities
If you're in town limits, hooking up to municipal water and sewer is straightforward (though not always cheap—connection fees can be $10,000-$20,000 in some mountain towns). But if you're outside town limits, you might need a well and septic system.
Wells at altitude can be expensive to drill—sometimes 500 to 800 feet deep to reach reliable water. Septic systems in rocky mountain soil require engineered solutions. Budget $30,000-$50,000 for well and septic if municipal utilities aren't available.
Power and Internet
Getting power to a remote lot can be surprisingly expensive if the nearest connection point is far away. The utility company might charge by the foot to run lines, and if there's no existing infrastructure nearby, you could be looking at $20,000+ just to get electricity to your property.
Internet is another consideration. Some mountain areas still don't have cable or fiber, leaving you with satellite as the only option. Starlink has improved the situation, but it's worth checking connectivity options before you commit to a lot.
Permitting and Fees
Mountain towns often have strict building codes and review processes. Some communities require architectural review board approval, which can take months. Environmental considerations like protecting wildlife corridors, wetlands, or managing stormwater runoff all add complexity and cost.
Building permit fees in resort towns can be percentage-based on project value, so a million-dollar build might carry $15,000-$25,000 in just permit costs.
Timing All This
Site work ideally happens in summer or early fall when the ground isn't frozen and equipment can move around easily. If your excavation has to wait until spring thaw, factor that into your overall timeline.
Also consider that in small mountain communities, there might only be one or two excavation contractors who are properly equipped for mountain sites. They get booked up fast, so line them up early in your planning process.
Construction Loan Considerations
All these pre-construction costs come out of your construction loan, so make sure your loan amount is sized appropriately. We often see people underestimate site work costs by 30-40%, which can cause budget problems later.
Work with a builder who has experience in mountain construction—they'll know what to expect and can give you realistic estimates that account for the unique challenges of your specific site.
About to start the planning process for a mountain build? Let's talk about realistic budgets and timelines so you're prepared for what's actually involved.
