Thinking about building a custom home in Scarborough but unsure where to start? You are not alone. Finding the right lot, setting a smart budget, and navigating permits in a coastal town can feel complex. In this guide, you will learn how to evaluate land, plan costs, understand local rules, choose finishes, and decide if a builder-managed process fits your goals. Let’s dive in.
What feasibility means in Scarborough
Custom home feasibility is your early, fact-based check that the lot is buildable, the numbers pencil, and the timeline fits your life. In Scarborough, that means confirming zoning and setbacks, understanding shoreland and flood rules, verifying septic or sewer access, and planning for site work that may include ledge removal. You also want a clear budget that covers site, construction, and soft costs with a contingency. Finally, build a permit and construction timeline that accounts for Maine’s seasons.
A strong feasibility process starts with a survey, soil testing, and utility inquiries. Local town staff and an experienced builder or architect are your primary sources for accurate answers.
Validate the lot early
Zoning and setbacks
Start by confirming the property’s zoning district and allowed uses with Scarborough Planning & Development. Review minimum lot size, coverage limits, and front, side, and rear setbacks. Ask about any overlay zones that change what you can build. Zoning determines your potential house footprint, where you can place structures, and whether you need special approvals.
Shoreland and floodplain rules
Scarborough includes coastal and tidal areas, so check the FEMA Flood Insurance Rate Maps and the town’s floodplain ordinance. Maine’s Shoreland Zoning and related Maine Department of Environmental Protection programs may require buffer setbacks, mitigation, or state permits for work near wetlands, streams, or tidal waters. If the lot is in a flood zone, you may need an elevated foundation or engineered fill, which affects design and cost.
Soils, septic, and ledge
Confirm if municipal sewer serves the location. Some Scarborough neighborhoods are on sewer, while others rely on septic systems. For septic, schedule a soil evaluation or perc test with a licensed site evaluator. Identify ledge depth through test pits; shallow ledge can impact excavation, foundation design, and septic placement. If using well water, consult local well drillers for groundwater depth and output expectations.
Utilities and access
Contact the electric utility to confirm service capacity and any line extension or transformer needs. Natural gas may be limited in parts of Scarborough, so plan for propane or electric systems if gas is not available. Verify internet and phone options. If the lot fronts a state road, you may need a MaineDOT driveway permit for new access. Utility extensions and driveway work are frequent surprise costs, so get clarity early.
Easements and covenants
Request a title search for recorded easements, rights-of-way, or deed restrictions through the Cumberland County Registry of Deeds or your title company. Homeowners’ association rules may also affect design, setbacks, or building height. These constraints can limit where you place the home, utilities, or septic fields.
Topography and environment
Walk the site with a surveyor to understand slopes, drainage patterns, and tree cover. Consider whether tree removal limits or protected habitats apply. A topographic survey and, when needed, an environmental review improve the accuracy of your site plan and cost estimate.
Build a realistic budget
Core cost categories
Budget structure matters as much as the total number. Include:
- Land cost
- Pre-construction and site development: survey, soils, engineering, clearing, erosion control
- Utilities: septic or sewer connection fees, well or water tie-in, electric service, propane or gas, telecom
- Foundation and excavation; allow for rock excavation if ledge is present
- Shell: framing, roofing, windows, exterior finishes
- Mechanical systems: HVAC, plumbing, electrical
- Interiors: insulation, drywall, trim, cabinetry, counters, flooring, appliances
- Soft costs: architect and engineering, permits, impact fees, inspections, legal, testing
- Contingency: 5 to 15 percent depending on risk
- Carrying costs: construction loan interest, property taxes, insurance during construction, and temporary housing if needed
Scarborough cost drivers
Plan for coastal requirements such as elevated foundations and flood mitigation where applicable. Seasonal conditions can affect cost and schedule, especially winter concrete work that may require temporary heat. Ledge is common in Southern Maine and can be a major variable. Septic system type and size are driven by soils and bedroom count; engineered or mounded systems cost more and require more space. Confirm local impact and utility fees with the town and utility providers.
Estimating method
Use a two-step approach:
- Preliminary estimate: a range based on similar local builds and baseline assumptions. This helps you decide whether to proceed with design and due diligence.
- Detailed estimate: a line-item budget prepared after survey, soil results, and preliminary plans. Confirm whether your contract will be fixed price or cost-plus, what allowances are included, and how change orders are handled.
Financing basics
Construction-to-permanent loans are common. Lenders will ask for plans, a detailed budget, and builder qualifications, then order an appraisal based on completed value. If you are buying land ahead of construction, you may use a lot or bridge loan. Plan for down payment, reserves, and funds to cover soft costs during pre-construction.
Permits and timelines
Permit sequence
A typical Scarborough sequence looks like this:
- Preliminary consultation with town staff
- Site survey and soils testing
- Design and engineering: architectural plans, foundation, septic, and site plan
- Planning, subdivision, site plan review, or shoreland/coastal review if required
- Building permit application; apply to state agencies if work affects regulated areas
- Utility permits or agreements for sewer, water, and electric
- MaineDOT driveway permit if accessing a state road
- Construction begins after approvals; inspections continue through completion
Typical timeline ranges
Your timeline depends on site complexity and season. As a general guide:
- Due diligence: 2 to 6 weeks for survey and soil tests
- Design and engineering: 6 to 16 or more weeks depending on scope and revisions
- Local permit review: 2 to 12 weeks for routine permits; longer for shoreland, floodplain, or special hearings
- State permits: several weeks to months depending on complexity
- Pre-construction from first inquiry to permits: 2 to 6 months for straightforward lots; 6 or more months for coastal or regulated sites
- Build time: often 8 to 12 or more months based on size, complexity, and season
Seasons matter in Maine
Cold weather affects excavation, concrete, and site work. Builders often sequence foundation and heavy site work for spring and summer, then proceed with interior work through winter. Factor weather into both budget and schedule.
Specs, finishes, and cost control
Finish levels
- Basic or builder grade: standard cabinetry, laminate counters, basic fixtures, and simpler trim. This is the most budget-conscious tier.
- Mid-level: upgraded cabinets, stone counters, enhanced fixtures, hardwood or higher-grade flooring in main areas, and more detailed trim and lighting.
- High-end: custom cabinetry, premium appliances, designer fixtures, extensive tile and stone, built-ins, and smart-home integration.
Finishes can shift your budget by tens of percent. Set realistic allowances early and track them through the process.
Selections and lead times
Your builder or architect will assign allowances for cabinets, counters, lighting, appliances, and flooring. Make selections before procurement deadlines. Long-lead items such as windows, cabinets, and appliances should be ordered early to protect the schedule.
Keep overruns in check
- Use precise, written allowances and request upgrade pricing in advance
- Lock specs for long-lead items early
- Keep a 5 to 15 percent contingency
- Hold periodic cost update meetings as design evolves
Why design-through-completion helps
A builder-managed design-through-completion model brings planning, permitting, and construction under one accountable team. In practice, that includes:
- Early feasibility: on-site evaluation for buildability, preliminary cost analysis, and identification of major constraints such as septic, ledge, and flood zones
- Design coordination: aligning architecture and engineering with your budget and schedule
- Permitting management: preparing applications and coordinating with Scarborough Planning, Code Enforcement, and state agencies when needed
- Procurement and scheduling: organizing subcontractor bids and ordering long-lead materials
- Construction management: quality control, inspection coordination, change-order tracking, and warranty handoff
This approach reduces risk by catching cost drivers early and avoiding redesign late in the process. Scope can vary by builder, so request a written description of services and a sample contract to confirm roles, fees, and deliverables.
Your feasibility consult: what to bring
Come prepared so your team can give you clear next steps:
- Parcel address and deed or listing info
- Any recent survey or plan
- Title report or information on easements and covenants
- Prior soil tests, perc results, or well logs if available
- Your wish list: size, bedrooms, garage, style, and target finish level
- Budget range and preferred move-in timeframe
- Questions about municipal services and utilities
Here is what a feasibility consult can provide:
- A preliminary buildability memo that flags major constraints
- A high-level cost range and likely cost drivers
- Recommended next steps for survey, soils, and design kickoff
- An outline of the permitting path and an estimated timeline for this parcel
- A clear scope for design-through-completion services and what is included
Working with a team that pairs brokerage and construction can simplify every step. You get site-fit insight before you buy, a grounded budget, and a coordinated path from concept to completion.
Ready to explore your options in Scarborough and nearby Southern Maine communities? Connect with the local, design-led team at Bedard Realty to schedule a feasibility consult and start planning with confidence.
FAQs
How to confirm if a Scarborough lot is buildable
- Start with zoning and setback checks, a current survey, soils testing for septic if needed, and a site walk with a builder or civil engineer. Town planning staff can verify local requirements.
Typical permit timelines for a Scarborough custom home
- Routine town permits often take a few weeks to a few months. Sites in shoreland, floodplain, or with state permits can add months. Plan conservatively.
What drives custom home costs in Scarborough
- Site complexity such as ledge, septic system type, and flood elevation has a major impact. Finish level, market conditions, and seasonal work also affect price. Get local builder estimates early.
Financing options for new construction in Scarborough
- Construction-to-permanent loans are common. Lenders require detailed plans, a budget, and a qualified builder. Lot or bridge loans may help if you buy land first.
Who pays for testing, engineering, and permits
- Buyers typically cover soft costs such as survey, soils testing, engineering, and permit fees before construction starts.
Biggest risks to schedule and budget on coastal lots
- Unmapped ledge, failing perc tests, shoreland or wetland restrictions, long utility extensions, and late design changes are common risk points. Early due diligence reduces surprises.
