How to Choose the Right Lot for Your Custom Home in Frankfort & Mokena
Choosing the right lot for your custom home is one of the most critical decisions in the homebuilding process. Jay Home Builders also helps clients evaluate lots across a variety of communities, each offering unique charm and neighborhood styles.
Whether you're a first-time custom homebuyer or planning your forever home, this guide will walk you through every essential aspect of how to choose a lot for your custom home. Let’s dive into a practical, personalized approach to home site selection.
Understand Your Needs & Lifestyle
Defining Your Ideal Home Site
Before you fall in love with a piece of land, clarify your personal goals. Do you want a peaceful, tree-lined backyard or a corner lot for curb appeal? Think about:
Lot size needs for home, garage, or future expansions
Proximity to shopping, dining, parks, and public transit
Preference for cul-de-sacs vs. through streets
Natural light exposure in main living areas
This self-assessment will narrow down your choices and ensure your home supports your lifestyle.
The Importance of School Districts
If you have children or plan to school districts become a key consideration. Both Frankfort School District 157C and Mokena School District 159 offer excellent public education, but district lines can vary by just a street or two. A well-rated district not only supports learning but also boosts resale value.
Commute, Community, and Culture
Are you working in downtown Chicago or locally? Consider driving times during peak hours. Frankfort is known for its historic downtown, while Mokena offers quiet neighborhoods with newer developments. Similarly, New Lenox and Homer Glen are popular for their blend of green space and accessibility to major highways. Naperville offers a more metropolitan feel, with excellent schools and vibrant commercial hubs, while Burr Ridge features larger estate-style lots and luxury communities ideal for those seeking privacy and sophistication.
Lot Size, Shape & Orientation
Optimal Lot Dimensions
When considering a lot for your custom home, size is more than just acreage or square footage it directly impacts the design, layout, and long-term livability of your home. A wide lot gives you the flexibility to design a sprawling ranch-style home, side-load garage, or a more expansive façade with architectural depth. Deep lots, on the other hand, are great for privacy and extended outdoor living areas like decks, patios, and backyard gardens.
Frankfort and Mokena offer diverse options from cozy village lots to semi-rural parcels with scenic views. However, don’t overlook setbacks and easements, which can significantly reduce your buildable area. A seemingly spacious parcel may have utility lines, stormwater retention areas, or minimum distance requirements that affect where your home can sit.
Always review a plat of survey and consult your builder before making assumptions about usable space.
Orientation Impacts Efficiency
Lot orientation refers to the directional alignment of your future home on the lot. It plays a huge role in determining natural light, passive heating/cooling, and even how your yard functions throughout the day.
South-facing homes benefit from abundant sunlight, especially in colder months making them energy-efficient and cheerful year-round.
East-facing homes enjoy the morning sun, ideal for breakfast nooks and front porches.
West-facing homes tend to heat up in the afternoons, which may increase cooling costs or require landscaping buffers like trees and pergolas.
Jay Home Builders frequently advises clients who are building Eco-Elevated™ homes or considering solar panels to prioritize orientation. A properly positioned home not only lowers energy bills but enhances the overall living experience.
Room for Outdoor Living
Outdoor spaces are a major lifestyle factor in custom home design, especially in family-friendly areas like Frankfort and Mokena. A well-sized lot can accommodate a wide range of amenities:
A custom patio or deck for grilling and entertaining
A swimming pool or hot tub for relaxation
A vegetable garden or small orchard
A fire pit or covered porch for all-season use
However, it’s important to check local regulations and HOA covenants regarding fences, sheds, tree removal, and impervious surface limits (which control how much of the lot can be built on).
Also consider the natural features of the lot mature trees, slope, and wind exposure. These can either enhance your outdoor plans or require additional investment to modify them.
Zoning & Local Regulations
Every municipality has zoning laws that dictate what can be built whereand how.
Local Zoning Considerations
Some areas lean toward larger single-family lots, while others offer a mix of smaller and mid-size parcels. Zoning may emphasize estate living with spacious layouts in certain regions, while others include a variety of zoning categories—from residential subdivisions to more flexible planned unit developments (PUDs). Before making an offer:
Confirm zoning classification (residential, mixed-use, etc.)
Verify minimum house size requirements
Check for accessory dwelling unit (ADU) options
Setbacks & Easements
These legal restrictions affect where your home can be placed on the lot. Some lots may appear large but have limited buildable space due to utility easements or required green zones.
Permits & Planning
Custom home builders like Jay Home Builders assist with zoning research, setbacks, and working with local building departments to streamline the permit process.
Site Prep & Construction Considerations
Don’t overlook the prep work needed to turn raw land into a build-ready site.
Soil, Drainage, and Grading
Before closing on a lot, get a soil test. Clay-heavy or poorly draining soil can increase foundation and landscaping costs. Some lots may require grading to prevent water runoff into your future basement.
Utility Access
Does the lot have public water, sewer, electric, and internet access? If not, budget for:
Well drilling and septic systems
Power pole installations
Internet/cable trenching
Site prep tips: Expect additional costs if the site has boulders, dense tree cover, or uneven terrain.
Tree Removal and Access Roads
If you’re building on wooded or undeveloped land, plan for clearing, driveway access, and heavy equipment mobilization. A sloped or hard-to-reach lot may seem beautiful but can double prep costs.
Future‑Proofing Your Investment
Resale and Neighborhood Trends
Even if you plan to stay long-term, buying in an area with rising demand will ensure equity growth. Research nearby home values and talk with real estate professionals about neighborhood trends in Frankfort and Mokena.
Environmental Factors
Check the FEMA flood map and local records for wetland designation or drainage concerns. A lot that seems perfect could become unbuildable without mitigation work.
Infrastructure Plans
Ask the city or county about future development. Planned parks, schools, or commercial centers nearby can be a bonus but large road expansions might reduce peace and privacy.
Local Examples & Builder Insights
Jay Home Builders has constructed dozens of homes in Frankfort and Mokena, and frequently consults with families looking to build in Homer Glen, New Lenox, Naperville, and Burr Ridge as well. These towns each present unique opportunities, from cul-de-sac living to private wooded lots with scenic views.
Owner Jay Putman recommends touring a lot at different times of day to observe lighting, noise, and privacy changes. He also stresses working with a builder who can evaluate a lot’s feasibility before you commit to purchasing.
Step‑by‑Step Lot Selection Checklist
Here’s a quick guide to streamline your custom home site search:
Define your lifestyle and future needs
Decide ideal lot size and shape
Check orientation for sun/shade preferences
Evaluate zoning, setbacks, and building codes
Confirm school district placement
Investigate soil quality and drainage
Assess utility availability and costs
Look for environmental flags (flood zones, wetlands)
Consult your builder before making an offer
Next Steps with Jay Home Builders
At Jay Home Builders, we guide clients through lot selection, home design, and construction, ensuring each step aligns with your lifestyle and budget. We specialize in helping families in Frankfort and Mokena find lots that match their vision from quiet subdivisions to countryside retreats.
Visit our Where We Build page or schedule a free consultation to begin your custom home journey with a team that understands the local landscape inside and out.
Conclusion
Choosing the right lot for your custom home is more than finding a nice piece of land it's about aligning your space with your future. From lot size and orientation to zoning laws and school districts, every detail matters.
Whether you're leaning toward a quiet cul-de-sac, a wooded lot, or exploring upscale neighborhoods, let Jay Home Builders help you navigate the process with confidence, clarity, and care.
Ready to find the perfect lot in Frankfort or Mokena? Contact Jay Home Builders today and let’s build your dream on the right foundation.
Frequently Asked Questions
What should I look for when choosing a lot for a custom home in Frankfort or Mokena?
Look for lot size, orientation, school district, zoning restrictions, and utility access. Also assess the neighborhood vibe, future development plans, and site prep requirements like grading or drainage.
Is it better to buy land before or after choosing a custom home builder?
It's best to consult a builder like Jay Home Builders before buying land. They can help evaluate feasibility, setbacks, and site prep costs to avoid surprises later.
How does lot orientation affect my home design?
Lot orientation impacts sunlight, energy efficiency, and heating/cooling costs. South-facing lots in Frankfort or Mokena are ideal for maximizing natural light and solar benefits.
Are there zoning restrictions for custom homes in Frankfort or Mokena?
Yes. Each town has zoning laws that control building size, setbacks, and use. Jay Home Builders helps navigate local zoning to ensure your custom design complies.
Can I build on any land in Mokena or Frankfort?
Not all lots are buildable. Soil quality, flood zones, easements, and utility access may limit construction. Always perform a site evaluation with a professional builder first.
