What if you could secure land near Custer today, then let time, careful planning, and the right utilities do the heavy lifting on value? If you’re drawn to the Black Hills lifestyle and exploring a multi-lot strategy, you’re not alone. You want clear steps, local realities, and a plan that balances reward with risk. This guide gives you a practical path for build-and-hold investing around Custer so you can move forward with confidence. Let’s dive in.
Build-and-hold basics
Build-and-hold means you buy multiple lots or a parcel you plan to split, then hold for appreciation, future build-out, or rental income. In the Custer area, your outcomes depend on access, utilities, terrain, and local rules. Done well, you can create flexibility: sell a few lots, keep the best site for yourself, or phase cabins later.
Start with access, water, septic
In the Black Hills, these three issues make or break a deal. Confirm them early, in writing.
Access and approach permits
Custer County requires lawful access and right-of-way that meet subdivision standards before a plat is approved, and the county has denied plats when access fell short. Review access language and plan for road standards up front. Local reporting shows approach permits and road cuts are a frequent bottleneck, so build time and fees into your budget. You can review examples of plat denials and planning pressures in the county’s local coverage of a denied plat request and in reporting on approach permits and rapid growth.
Water and wells
Inside the City of Custer, confirm if municipal water is available and what tap rules apply on the City of Custer utilities page. Outside city service, most investors consider wells or rural water connections. South Dakota’s water rules treat domestic use differently from larger systems, and certain situations may require a water right before drilling. Review requirements and lead times with the state’s Water Rights Program and licensed drillers using the state’s guidance on drilling a well and water rights.
Septic feasibility
Most lots outside city sewer will rely on on-site wastewater systems. In parts of the Black Hills, shallow rock or soil limits can rule out a conventional drainfield or require higher-cost engineered systems. Plan for site evaluations, perc tests, proper design, and inspections. The EPA’s state-by-state page links to South Dakota’s program and approved technologies for onsite systems; start with the EPA’s onsite wastewater guidance.
Fire, slope, and flood checks
These site factors affect insurance, build costs, and long-term resilience.
Wildfire readiness
Many lots near Custer border the Black Hills National Forest and sit in pine country. Expect defensible space work, higher site prep, and careful building material choices. Use the Black Hills National Forest’s fire prevention and Firewise guidance to plan vegetation management and improve insurability.
Floodplain review
Parts of French Creek and other drainages have mapped flood hazards. Building in flood zones may require mitigation and can raise insurance costs. Check FEMA’s community status and map resources for South Dakota through the FEMA NFIP page and confirm with the local floodplain administrator.
Terrain and soils
Steep slopes and shallow bedrock are common in the Black Hills. Budget for grading, possible blasting, and specialized foundations. Soil work also impacts septic design. Get a survey and site evaluation during due diligence to avoid surprises.
Costs and financing
Land costs vary widely by location, access, and utilities. Improved in-town lots with city services often command higher per-acre prices than remote acreage.
Typical cost items
Build a per-lot budget that includes:
- Land purchase, title, and recording fees
- Survey, engineering, and county plat fees
- Driveways, approach permits, and potential road upgrades
- Utility taps or extensions; or well drilling and septic systems
- Site prep and excavation on rocky ground
- Taxes, insurance, HOA or covenant fees, and seasonal road maintenance
Property tax rates in Custer County generally track the state’s median effective rates, but always verify the parcel’s mill levy and history through county offices. For context, review Custer County property tax trends.
Financing options
Raw land is harder to finance than improved lots. Expect higher down payments, shorter terms, and higher rates. Some investors use cash or private lenders for acquisition, then refinance with construction loans when utilities and plans are in place. For a sense of lender criteria on lot loans, see an example of land and lot loan guidelines.
Due diligence roadmap
Use this simple sequence to reduce risk and keep your timeline realistic.
Pre-offer (1 to 4 weeks)
- Call county and city planning to confirm plat potential, service boundaries, and approach permit needs. Start with the City of Custer utilities page.
- Verify legal access and recorded easements. Review county expectations documented in local reporting on access and plat denials.
- Screen for flood zones and wildfire exposure using FEMA resources and Firewise guidance.
Under contract (4 to 12+ weeks)
- Order a boundary/ALTA survey and start your preliminary plat if subdividing.
- Complete soils and perc tests; scope well feasibility and drilling depth expectations using state well and water-rights guidance.
- Meet with planning staff and your engineer to confirm road standards, right-of-way, and utility plans.
Permitting and build-out (months to a year+)
- Secure plat approvals, approach permits, and utility extensions. Local coverage highlights that approach permits and planning workloads can slow timelines, so plan accordingly by reviewing planning and growth updates.
- Record your final plat, then phase sales or construction as your strategy allows.
Pitfalls and fixes
- No lawful access or inadequate road standards. Fix: require recorded easements and align with county road standards early. See a local example of a plat denial over access.
- Septic infeasible on rocky ground. Fix: perc tests and engineered alternatives backed by the EPA’s onsite technology guidance.
- Water uncertainty or permit delays. Fix: confirm municipal service or plan well costs and lead times with the state’s well and water-rights rules.
- Wildfire exposure and insurance availability. Fix: adopt Firewise practices and budget defensible space.
- Nightly rental rules impacting returns. Fix: confirm current ordinances and enforcement. Local reporting covers evolving policies, including a recent short-term rental ordinance.
Strategy tips for multi-lot holds
- Phase infrastructure. Start with access and utilities to the first lots, then expand as sales or cash flow fund the next phase.
- Mix lot types. Consider a blend of view sites and more affordable interior lots to widen your buyer pool later.
- Document everything. Keep emails, pre-application notes, and utility confirmations in one file to speed approvals and resales.
- Plan for seasons. Winter conditions can slow excavation and inspections. Build calendar buffers into your pro forma.
Work with local guidance
A successful build-and-hold near Custer is part planning, part patience, and all about local knowledge. If you want a grounded partner who understands access, water, septic, and the nuance of Black Hills terrain, reach out to Amanda Carlin for one-on-one guidance tailored to your goals.
FAQs
What is build-and-hold near Custer?
- It’s buying multiple lots or subdividing a larger parcel, then holding for appreciation, rental or cabin build-out, while you solve access, water, and septic early to protect value.
How do access rules affect lot splits?
- Custer County review focuses on lawful access and road standards; plats can be denied without adequate right-of-way or approaches, as shown in local coverage of a denied plat request.
Do I need a water right for a well?
- Many small domestic wells are exempt under state thresholds, but some uses require a water right and licensed drilling; review the state’s well and water-rights guidance before drilling.
How do septic rules impact Black Hills lots?
- Soil and rock conditions can limit conventional systems and push you to engineered alternatives; plan for site evaluations and use the EPA’s onsite technology guidance as a reference.
How long can approvals take in Custer County?
- Timelines vary with county calendars, approach permits, and utility coordination; plan for months and build buffers, as local reports note planning and approach workloads can slow projects.
