You Own the Lot
Custom homes on land you already own.
Family land, investment lots, long-held parcels. We design, permit, and build the home end-to-end across Seattle, Bellevue, Kirkland, Redmond, and the Eastside.
Written by Aaron Elisha, founder of MNBE Construction & Development. WA license MNBECCD770R9. Updated 2026.
When you already own the land.
The most common path to a new custom home in the Seattle metro. You inherited the lot, bought it years ago, or held it as an investment. Now you want to build. We handle the rest: site visit, zoning analysis, architectural design, structural engineering, permits, construction, certificate of occupancy.
The advantage of owning the land is no land-acquisition financing. The construction loan is typically smaller and the equity position is stronger. The challenge is that long-held lots sometimes have stale survey data, deferred maintenance, outdated utility connections, or covenants that need legal review. Feasibility surfaces all of that early.
Lot walk to move-in, five managed stages.
- Week 1
Lot walk + feasibility
We walk your property, review zoning, and discuss buildability: soils, slopes, setbacks, sightlines, easements. No cost.
- Months 1 to 4
Architectural + structural drawings
Schematic design, design development, then construction documents. Coordinated structural engineering and energy modeling included.
- Months 4 to 10
Plan check + approvals
Submittal, corrections, and approvals managed by us. King County / Seattle DCI typical timeline: 4 to 6 months for new-build SFR permits on Aaron's pace.
- Months 10 to 18
Construction + inspections
Foundation through finish, supervised personally by Aaron. Weekly homeowner updates, monthly draw inspections, full city sign-offs.
- Move-in day
Walkthrough + 1-year warranty
Punch list completion, certificate of occupancy, and a 1-year workmanship warranty on the entire build.
Other New-Construction Paths
If your situation is different.
Frequently Asked
Lot owner build questions Seattle homeowners ask before they sign.
Six practical answers from a builder who runs custom home projects every year. If yours is not here, call us.
Still have questions?
We answer the phone Monday through Saturday. Two minutes on the call usually gets you further than an hour online.
Start with a free site visit. We walk the property, review the zoning code for your jurisdiction, and discuss what's realistically buildable: setbacks, height limits, lot coverage, critical-area constraints, and any easements or covenants. About 60 minutes on site. By the end, you have a clear picture of what your lot can support and roughly what it would cost.
Common scenario, especially family land or long-held investment lots. We coordinate the title check, survey verification, current zoning analysis, utility availability assessment, and any deferred maintenance. Most undeveloped lots in Seattle and the Eastside are buildable; the question is what shape and what cost. Feasibility study is the right first deliverable.
Plan on 14 to 20 months from signed contract to certificate of occupancy for a typical custom home in the Seattle metro on Aaron's pace. That breaks down roughly as 3 to 4 months of design, 3 to 6 months of permits depending on jurisdiction, and 8 to 12 months of construction. Aaron's crews build faster than the regional average. Critical-area lots and large homes can extend timelines.
Owner-builder paths are legal in WA but rarely a good idea on a custom home. The coordination across architect, structural engineer, civil engineer, geotech, surveyor, plumber, electrician, framer, foundation crew, roofer, finisher, and city is full-time work for someone fluent in construction. We have seen owner-builder projects double in time and cost. We do offer design-only engagements when you have a builder lined up. Coordinating the build for you is what we do best.
Yes. Some lots qualify for subdivision under HB 1110 (middle housing) or local short-plat rules. We coordinate the survey, the legal description work, the platting submittal, and the new-build permits on each resulting parcel. Time and cost depend on jurisdiction and lot characteristics; we scope this during feasibility.
Custom new-build projects use a standard milestone-draw schedule: deposit at contract signing, draws at foundation, framing, dry-in, mechanicals, finish, and final completion. If you're financing through a construction loan, your lender's third-party inspector signs off each draw. Every draw is documented with photos, lien releases, and a written progress narrative.
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Contact information
Thank you for considering MNBE for your project. We'll get back to you during normal business hours, Monday through Saturday.