How to Choose the Right Lot in a New Construction Community
Choosing a floor plan is exciting. Picking paint colors, selecting countertops, imagining your furniture in each room, that's the fun part of building a new home with Alvarez Construction.
But before any of that happens, there's one decision that will affect everything else about your home for as long as you own it: which lot you build on.
Knowing how to pick a lot in a new development is part skill, part keen observation. Once you know what you're looking for, potential deal breakers become obvious, and so do the lots that tick all your boxes.
In Louisiana, where elevation, drainage, and flood zones can make or break your homeownership experience, lot selection is even more critical. A beautiful home on the wrong lot can mean higher insurance costs, drainage problems, and long-term headaches. The right lot? It protects your investment, keeps your costs down, and makes everyday living genuinely better.
Here's your complete guide to choosing the right lot when building with Alvarez Construction, from elevation and drainage to sun orientation, corner lots vs. interior lots, and the Louisiana-specific factors most builders won't tell you about.
Why Lot Selection Matters (Especially in Louisiana)
In any new construction community, premium lots command higher prices because savvy buyers understand their long-term value. The best lots sell first, and at a premium, because they offer advantages that enhance daily living and protect your investment for decades.
But in Louisiana, lot selection is even more critical. Here, "premium" doesn't just mean size or views. It means elevation above flood zones, proper drainage through clay soil, and sun orientation that fights brutal summer heat.
Your lot choice affects:
- Flood insurance costs, $400-$4,000+ per year depending on elevation and zone (see FEMA flood insurance guidance at FEMA Flood Map Service Center)
- Energy efficiency, sun orientation can add hundreds to annual cooling costs
- Resale value, Louisiana buyers scrutinize elevation certificates and flood maps
- Long-term maintenance, drainage issues in Louisiana clay soil are expensive to fix
- Daily comfort, traffic, privacy, and outdoor usability all stem from lot selection
Once your home is built, you're committed. The lot is the one thing you can never change. So let's make sure you get it right the first time.
Elevation & Flood Zones: The #1 Louisiana Lot Priority
Prioritize elevation: Homes built higher than Base Flood Elevation (BFE) are less risky and cheaper to insure. Consider new construction: Modern homes often meet updated building codes designed for stronger storms.
After the 2016 floods that devastated parts of Livingston Parish and East Baton Rouge, Louisiana buyers learned a hard lesson: elevation is everything. A few feet of difference in lot elevation can mean the difference between zero flood insurance and $3,000+ annual premiums.
What you need to know:
- Check the FEMA flood zone designation for every lot you're considering (Zone X is best, no mandatory flood insurance) using the official FEMA Flood Map Service Center (FEMA Flood Maps).
- Ask your Alvarez sales consultant for the lot's ground elevation relative to the Base Flood Elevation (BFE), the federal standard used for floodplain management (LSU Floodplain Requirements).
- FEMA flood maps are updated every few years. After the 2016 flooding in Greater Baton Rouge, many areas were reclassified, and BFE data was delayed or revised. A map check from years ago is no longer valid today.
Many Alvarez Construction communities were strategically chosen for their elevation and low flood risk. Communities like Oak Colony, Garden Hill, and Woodstock Park in St. George sit in favorable flood zones, as do Cheval Trails and Afton Oaks in Zachary.
Ask which lots in your preferred community sit in Zone X (minimal to no flood risk) vs. Zone AE or other flood-prone designations. Our flood insurance guide breaks down how zone designations affect your insurance costs.
Pro tip: Even if a lot is technically outside a flood zone, ask about drainage patterns. Louisiana's intense rainfall can create localized flooding issues if a lot sits at a low point in the community. Your Alvarez sales consultant can show you grading plans that illustrate how water flows through the development.
Drainage & Louisiana's Clay Soil: The Hidden Cost Factor
Louisiana's expansive clay soil doesn't drain like sandy or loamy soil and can expand and contract with moisture changes, affecting drainage and foundations (Louisiana Clay Soil Drainage Guide). Water sits, puddles, and, in the worst cases, causes foundation movement over time. The flatter your lot, the more usable yard space you'll have. But in Louisiana, a perfectly flat lot can also mean poor drainage.
What to look for:
- Lots with gentle slope away from where the house will sit (water flows away from the foundation naturally)
- Proximity to community drainage infrastructure (retention ponds, drainage swales, storm drains)
- Avoid low-lying lots at the "bottom" of a development where water naturally collects
The Floodplain Administrator will require a Lot Grading Plan and/or Drainage Plan. This plan must include post development lot grading with dimensions, elevations & proposed grading area/fill area indicating how subject property will drain into the nearest R.O.W or public drainage system without crossing, nor adversely impacting neighboring properties.
Alvarez Construction designs communities with proper drainage infrastructure, but individual lot characteristics still matter. Ask to see the lot grading plan for any lot you're seriously considering, especially in Livingston Parish communities like Juban Gardens and South Creek where clay soil and rainfall patterns demand careful planning.
Sun Orientation: How Your Lot Faces Affects Energy Bills
In general, builder's take into account the direction of the sun and typically plan to build the home to maximize light and cross breeze.
In Louisiana's climate, sun orientation isn't just about aesthetics, it's about your electric bill. A west-facing home with large windows absorbs brutal afternoon sun, driving up cooling costs. A north-facing home stays cooler naturally but may feel darker inside.
Louisiana-specific guidance:
- South-facing backyards: Maximum sun for outdoor living, gardens, and natural light, but also maximum summer heat
- North-facing backyards: Cooler, shadier outdoor spaces, lower cooling costs, but less natural light indoors
- East-facing backyards: Morning sun, afternoon shade, a good compromise for Louisiana heat
- West-facing backyards: Brutal afternoon sun and heat, avoid unless the home has minimal west-facing windows or excellent insulation
Alvarez Construction builds energy-efficient homes with Low-E windows, R-38 attic insulation, and Energy Star appliances, but orientation still matters. A well-insulated home facing west still works harder (and costs more) to cool than the same home facing north.
Corner Lots vs. Interior Lots: The Trade-Offs
Corner lots are generally more valuable than standard home lots in most real estate markets. There are fewer corner lots in a community, and many homebuyers prefer these lots over standard ones.
Corner lot advantages:
- Corner lots are considered to be more desirable because they are often larger than standard lots, and whoever builds a home on them will only have a neighbor on one side.
- More natural light (windows on two sides of the home instead of one)
- Often command higher resale value
- More curb appeal and street presence
Corner lot disadvantages:
- On the flip side, corner lots can be more exposed to traffic, mainly if they are located near a busy intersection. They might also have more foot traffic or visibility, which could reduce privacy.
- Two front yards = more landscaping and lawn maintenance costs
- Unlike interior lots, corner lots typically have two front yards and two side yards instead of one front yard and two sides, as found in through or interior lots.
- Higher visibility can mean less privacy
Interior lot advantages:
- More privacy (less street exposure)
- Lower landscaping maintenance (typically one front yard)
- Quieter environment (less traffic noise)
Interior lot disadvantages:
- Neighbors on both sides
- Less natural light
- May feel more enclosed
Corner lots are amazing in a master planned neighborhood in Texas. The same is true in Louisiana's planned communities. In Alvarez developments, corner lots are well-lit, visible, and safe, not isolated or vulnerable as they might be in older neighborhoods.
Cul-de-Sac Lots: Why Louisiana Families Love Them
Cul-de-sac lots are great for anyone looking for a quieter environment. Because of the limited traffic, they tend to be more peaceful, offering safety and a sense of community. These lots also tend to have larger yards and more space.
The lots lose some of the front yard because of the curved frontage but have usually larger backyards, less traffic, and more privacy. Cul-de-sacs are oftentimes favored because of the perceived safety of the street for children and the larger backyards, meaning one can generally fetch a higher sales price.
For families with children, cul-de-sac lots are often worth the premium. Less traffic means kids can ride bikes and play outside with less worry. For retirees, the quiet and minimal through-traffic create a more peaceful environment.
Cul-de-sac lots may be less convenient for people who need quick access to main roads, as cul-de-sacs are normally located a bit further from community entrances.
If you're considering a cul-de-sac lot in an Alvarez community, ask about the total number of homes on the street. A five-home cul-de-sac feels very different from a 12-home cul-de-sac.
Lot Premiums: What You're Actually Paying For
Premium lots have something about them that sets them apart from the standard lots within a community. They may be larger than the other lots, but size is not the only thing developers consider. Premium lots might cost more because they have a wooded area, green belt or golf course view. Corner lots often come at a premium price, as do those in a cul-de-sac or next to a park.
Lot premiums have a huge range–they could be anywhere from $1,000 to over $100,000 depending on location, views, and lot size.
At Alvarez Construction, lot premiums are transparent and clearly explained. Your sales consultant will show you which lots carry premiums and why, whether it's for size, location, privacy, or other features.
Common premium lot features:
- Larger square footage (oversized lots)
- Cul-de-sac or corner placement
- Backing to wooded areas, green space, or common areas (no rear neighbors)
- Elevated lots (better drainage, lower flood risk)
- Proximity to community amenities (pools, parks, clubhouses)
Lots that have a lot premium may not offer features which appeal to all buyers. Before spending more money for a premium lot, make sure that the home site is actually worth the extra cost for you.
Ask yourself: Is this feature worth the extra cost to me? A wooded backyard might justify a $10,000 premium if privacy is your top priority. But if you don't care about rear neighbors and would rather save that money for interior upgrades, choose a standard lot and invest the difference in your home.
Proximity to Neighbors, Amenities & Future Development
Some lots will be further from neighbors than others, so make sure you know which houses will eventually get built where, and how that might impact your views long-term.
Ask your Alvarez sales consultant:
- Which lots are still available and which floor plans can be built on adjacent lots
- Whether any commercial or higher-traffic development is planned near the community
- How close your lot will be to community amenities (pool, clubhouse, playgrounds), convenience vs. noise trade-off
For some buyers, being walking distance to community features is a priority. For others, being several streets away means less noise and more peace. Know which camp you fall into before choosing.
Questions to Ask Your Alvarez Sales Consultant About Every Lot
Before you commit to a lot, ask these Louisiana-specific questions:
- What is the FEMA flood zone designation for this lot? (Zone X is ideal)
- What is the lot's elevation relative to Base Flood Elevation? (Higher = better)
- How does water drain from this lot? (Ask to see the grading plan)
- Which direction will the home face? (Sun orientation for energy costs)
- Is this a corner, interior, or cul-de-sac lot? (Privacy vs. size trade-offs)
- Is there a lot premium, and what am I paying for? (Transparency matters)
- What will be built on the adjacent lots? (Know your future neighbors' floor plans)
- How far is this lot from major roads and community amenities? (Noise vs. convenience)
- Is the lot large enough for the floor plan I want? Not all floor plans will work for all lots. Ask your builder to help you narrow down lots based on your desired layout.
- Have there been any recent flood map updates in this area? (Post-2016 changes are common in Louisiana)
How Alvarez Construction Helps You Choose the Right Lot
For over 30 years, Alvarez Construction has been helping Louisiana families navigate lot selection across 16 communities in Baton Rouge, Zachary, Denham Springs, Madisonville, Gonzales, Central, and St. George.
Our sales consultants know every lot in every community, including elevation, drainage, orientation, and flood zone designation. We'll show you grading plans, explain premium lot features, and help you understand exactly what you're choosing.
We also build strategically. Alvarez communities are chosen for elevation, drainage, school districts, and long-term value, so even "standard" lots in our developments often outperform premium lots in poorly planned communities.
Ready to Choose Your Lot?
Lot selection isn't just about views or size. In Louisiana, it's about elevation, drainage, flood zones, sun orientation, and long-term livability. The right lot protects your investment, lowers your costs, and makes everyday life better.
Explore available homes in Alvarez Construction communities, browse floor plans, or schedule a community tour to walk lots in person with our team.
Call (225) 240-4662 to speak with an Alvarez sales consultant about lot availability, premiums, and which lots best match your priorities.
Your home begins with the right foundation, and that starts with choosing the right lot.
