Send us the listing before you make an offer.
We walk any listing in the five counties with you, free, and tell you what the site work will really cost before you buy.
Free feasibility walk on any listing
Written site-work figure within 48 hours
Site work by our family's clearing crews
Greenville, Spartanburg, Anderson, Pickens, Oconee
How the free feasibility walk works
Our family's clearing crews clear and grade Upstate homesites every week, so we know what a listing photo hides. Three steps, no charge.
Send the listing
Paste the listing link or the address into the form below, or call (864) 555-0148. If you are already under contract, tell us your due diligence deadline.
We walk it with you
We set a date, meet you on the property, and check access, slope, soils, rock, utilities at the road, septic potential, setbacks, and recorded restrictions.
You get the number in writing
Within 48 hours of the walk you have a written site-work figure: clearing, grading, and driveway, plus a range for well or septic. It is yours to keep whether you build with us or not.
The same walk works on land you already own. If you have a deed, not a listing, start on the build-on-your-land page.
What makes a cheap lot expensive
A bargain tract that needs $50,000 of grading and a well and septic is not a bargain. These eight things move the number most, and we check every one on the walk.
Steep slope
Grade drives the cut and fill, the driveway route, and how far the foundation has to step down the hill.
What it costs
Grading runs $10,000 to $50,000 on Upstate lots, and steep ground sits at the top of that band.
Rock near grade
Foothill and lake parcels in Pickens, Oconee, and northern Greenville hit granite at footing depth often enough to plan for it.
What it costs
Priced at written unit rates, an hourly hammer rate and a per-load haul rate, agreed before you sign.
Long driveway
A house set 800 feet off the road needs 800 feet of gravel, grading, and drainage, plus a longer power run.
What it costs
Driveway and culvert priced per foot on the walk. Length and grade set the number.
No sewer or water at the road
Most acreage outside town limits in the five counties runs well and septic, and the listing rarely says so.
What it costs
Well and septic $15,000 to $30,000 installed, plus the $150 state septic permit. Where taps exist, Greenville Water is $4,555 and ReWa sewer is $4,110.
Wet or unsuitable soils
Creek bottoms, old fill, and soft clay will not carry a footing and may not pass a septic evaluation.
What it costs
Unsuitable soils are excavated and hauled at written unit rates. A tight septic area is priced on the walk.
Easements and setbacks
Power, gas, and drainage easements plus county setbacks shrink the envelope you can actually build in.
What it costs
No fixed cost, but a tight envelope pushes the house, drive, and septic onto worse ground. Priced on the walk.
HOA or deed restrictions
Recorded covenants can ban metal siding, set a minimum square footage, or rule out a barndominium outright.
What it costs
No dollar figure. They decide what you can build at all, so we read the recorded covenants as part of the walk, before you offer.
Poor road access
A blind entrance, a steep pull-in, or a shared private road changes the driveway, the culvert, and the permit.
What it costs
Culvert, stabilized entrance, and any encroachment permit priced on the walk. Bring any shared road agreement and we read it with you.
Site work on Upstate lots typically runs $15,000 to $50,000 before well and septic. The walk tells you where a specific listing lands in that band, in writing, before you are committed to it. The full fee table is on the pricing page.
What land runs in the five counties
Per-acre pricing and utility reach from our county pages. Every listing on the lot list, and every walk we do, falls inside these five.
South Carolina
Greenville County
$35,612 per acre
Median land price
Countywide the land median is about $35,612 per acre, but asking prices swing hard by corridor: $60K to $120K per acre close to Travelers Rest, $50K to $110K north of Greer around Lake Robinson, and $30K to $60K toward Tigerville and Marietta. Five to six hundred land listings are active at any time, most under 10 acres, and sold prices routinely land under list. Close-in parcels often reach sewer and Greenville Water; foothill tracts usually mean well and septic.
Building in Greenville CountySouth Carolina
Spartanburg County
$35,236 per acre
Median land price
540 of Spartanburg County's 611 active land listings are under 10 acres, the deepest sub-10-acre pool in the five-county area. Pricing splits by corridor: $15K to $35K per acre on farm land around Woodruff and Enoree, $25K to $50K near Inman, $30K to $60K for remnants in Boiling Springs, and $40K to $90K in the Landrum equestrian belt. Pasture tracts are common, which cuts clearing cost, though creek bottoms and timbered back acreage still show up.
Building in Spartanburg CountySouth Carolina
Anderson County
$30,191 per acre
Median land price
Powdersville and Wren carry the premium at $50K to $100K per acre in the core and $30K to $60K on the fringe, while Williamston runs $20K to $45K rural and Belton and the Anderson outskirts fall to $12K to $35K. Availability is very good along Highway 81 South and toward Hartwell. Northern parcels near Powdersville may reach water service; most of the county's acreage runs well and septic, and pasture is as common as timber, which keeps clearing budgets down.
Building in Anderson CountySouth Carolina
Pickens County
$12,479 per acre
Sold land median
Pickens County acreage is abundant and mostly timbered: about 406 active listings with 270 to 300 under 10 acres. List prices median $23,600 per acre while sold records median $12,479, the widest list-to-sold gap in the Upstate, so patient buyers do well. Nearly everything outside Easley runs well and septic, and steeper foothill parcels trade at a discount that partly reflects site-work cost, which is where our in-house crew earns its keep.
Building in Pickens CountySouth Carolina
Oconee County
~$34,092 per acre
Average land price
Oconee has the healthiest land inventory of the five counties relative to its size: 416 sub-10-acre listings, with 163 parcels under $50K. Off-lake acreage around Seneca runs $25K to $50K per acre and Walhalla mountain tracts $15K to $30K, while dockable Keowee waterfront jumps to $300K to $800K and up. Almost everything outside town limits is well and septic, and wooded parcels dominate, so clearing is a line item on nearly every build here.
Building in Oconee CountyWe keep the footprint to these five counties on purpose. It is where our family's clearing crews already work, so we know the soils, the permit offices, and the utility districts before we ever walk a listing.
A monthly list of tracts worth walking.
Once a month we email the 2 to 10 acre listings across the five counties that pass a desk check for access, utilities, and recorded restrictions. Each one carries a note on what the site work there is likely to run.
- Listings from all five counties, sorted by county and price per acre
- A one-line read on slope, tree cover, and utilities at the road, from the county records and the listing
- Deed restriction and HOA flags, so a barndominium buyer skips the wrong tracts early
- Not our lots and not our listings. Just the list.
Lot list signup
One email a month. Tracts, not talk.
Buildable 2 to 10 acre tracts across Greenville, Spartanburg, Anderson, Pickens, and Oconee counties, with the county, the asking price per acre, and what we saw on the desk check. Reply to any email and we stop.
Five counties · 2 to 10 acres · Sent monthly
Found one you like?
Send it before you sign anything.
We call you back the same business day to set the walk, and you keep the written site-work figure whether you build with us or not. It costs nothing.
Under contract already? Put your due diligence deadline in the form and we will plan the walk around it.
(864) 555-0148Walk this listing with me.
Paste the listing link or the address in the last field of the form. If you are under contract, add your due diligence deadline after it.
Questions before you have land
Do I need land before I talk to you?
No. Send us any listing in Greenville, Spartanburg, Anderson, Pickens, or Oconee County and we will walk it with you before you make an offer, free. If you already own land, book a site walk on the build-on-your-land page instead and we will price the site work on ground you already have.
Do you sell lots?
No. We do not sell land or list it. The monthly lot list is the listings we would walk ourselves. Your agent, or the seller's agent, handles the purchase.
What if the lot fails the walk?
We tell you, in writing, with the reasons and the number. Some lots are buildable but the site work eats the discount that made them look cheap, and some have a septic or access problem that no budget fixes. You keep the report, there is no charge, and we walk the next one.
What about perc tests and septic?
Almost everything outside town limits in the five counties runs well and septic. The state septic site evaluation, a $150 permit, tells you whether the soil will take a system and how large. On the walk we show you where the septic area likely lands and where the house has to sit to leave room for it. Ask your agent or closing attorney to make the purchase contingent on that evaluation.
What if I am under contract already?
Send it today and tell us your due diligence deadline. That window is when a walk matters most, because it is usually your last clean chance to walk away. We will do our best to walk it and get you the written figure before your contingency expires, so the decision is made on numbers, not on the listing photos.
Already own land? Start with a site walk.
Same walk, same written figure, on ground you already own. We price the clearing, grading, and driveway from our family's crews before you pick a plan.