The best homesite in a new Utah community is usually the one that fits your daily routine, not the one with the highest premium. Start with four questions: Which way will the back of the house face? How much does the lot slope? Who or what will be next door and behind you? And what exactly is the premium paying for? Answer those, and you can choose a lot with confidence instead of guessing.
Picking a homesite is the part of buying new construction nobody warns you about. You're not just choosing a house. You're choosing a patch of Utah ground you'll stand on every morning. (No pressure.)
Here's how it all works, in plain English.
How Lot Selection Works in a New Community
In a new community, the builder has already platted the land into individual homesites. You choose a floor plan and a lot, and the two have to fit each other.
A few things shape what's available:
- Lot size and shape. Not every floor plan fits every lot. A wide rambler needs width. A two-story can work on a narrower footprint.
- Phase release. Builders often open lots in phases, so you may only see a portion of the community at first.
- What's already sold. Early buyers get the widest choice. Later buyers get the remaining pieces, which can still be wonderful.
- Move-in-ready homes. If you buy a quick-move-in home, the lot is already chosen. You're picking from finished homes, so you can see the orientation, slope, and surroundings in person.
Ask your sales team for the plat map and a lot availability sheet. Then walk the community. A map is a great start. Standing on the dirt is better.
What Is a Lot Premium?
A lot premium is an extra charge added to the base price of a home for a homesite with more desirable features. It's a normal part of buying in a new community, and it's not a hidden fee. It should be listed clearly on your lot sheet and purchase agreement.
Lot premiums typically pay for things like:
- Views of mountains, valleys, open space, or a lake
- Backing to open space, a trail, or a park rather than another home
- Larger lot size or a more usable yard
- Corner or cul-de-sac position
- Favorable orientation for sun, shade, or privacy
- Flatter, easier-to-build ground in some cases
Premiums vary widely by community, phase, and lot. Some lots carry none at all. Others carry a meaningful amount. Ask what the premium covers for each specific lot, and ask whether it's fixed or can change as the phase sells.
Is a lot premium worth it?
Sometimes. It's worth it when the feature is something you'll use or enjoy daily, like an unobstructed mountain view from the kitchen window or a backyard that doesn't face a busy road. It's less worth it when you're paying for a feature you won't notice, like a big view that your floor plan faces away from.
A useful test: picture an ordinary Tuesday evening. If the premium improves that moment, it's likely money well spent. If it only looks good on the map, think twice. Premiums can also support resale appeal, though we can't promise any specific return, and you shouldn't buy a lot purely on that hope.
Home Orientation: How Sun Direction Changes Daily Life
Orientation is which direction your home's front and back face. In Utah, where summers are hot and bright and winters are cold, it affects comfort, light, and even how you use your yard.
Quick guide by backyard direction
| Backyard faces | What you'll notice |
|---|---|
| North | Soft, steady light in back rooms. Shaded patio in the afternoon, which is nice in summer. Snow and ice linger longer on the back of the lot. The front of the house gets strong south sun. |
| South | Bright back rooms, warm winter sun, and a sunny patio. Afternoons in July can get toasty, so covered patios and shade trees matter. |
| East | Morning sun on the patio and a cooler, shaded evening. Great for people who like coffee outside and dinner in the shade. |
| West | Strong afternoon and evening sun. Beautiful sunsets, but a hotter patio and warmer back rooms in summer. |
None of these is "best." Each is a tradeoff.
- Love a bright, warm house in winter? South-facing living areas help.
- Hate a hot patio in the evening? Lean toward an east-facing backyard.
- Work from home? Think about glare on your screen. A west-facing office window can be rough in the afternoon.
- Garden or grow tomatoes? South and west exposure are your friends.
- Have kids who play outside after school? A shaded afternoon yard is easier to live with in August.
How to check orientation yourself
- Look at the plat map and find north.
- Note which side of the lot the street is on.
- Place your floor plan on the lot and see where the kitchen, great room, and primary suite land.
- Visit at different times of day. Morning and late afternoon tell you the most.
- Use a free compass or sun-tracking app on your phone while standing on the lot.
Slope: What the Ground Does Matters
Utah is mountains and benches, so many communities have some grade. Slope isn't a problem. It's a feature to understand.
What slope can mean for you
- Walkout or daylight basements. On a lot that slopes down toward the back, a basement can open to the yard with real windows and a door. That's awesome extra living space.
- Stairs and grading. Sloped lots may mean steps from the garage or patio, or retaining walls in the yard.
- Drainage. Water moves downhill. You want it moving away from your foundation, and your builder plans grading with that in mind.
- Yard usability. A steep back slope can mean less flat play space for kids and pets. Terracing or landscaping may add cost later.
- Views. Higher ground often means better views, and that's often what you're paying a premium for.
Questions to ask about slope
- Is this lot flat, gently sloped, or steep?
- Which floor plans work on this lot, and are any options (like a walkout) available?
- Will retaining walls be needed, and who builds them?
- Where will water drain, and how is the lot graded?
- What will landscaping likely require?
If you or a family member has mobility needs, consider a flatter lot or a rambler. Ramblers keep living on one level, which is a big deal for buyers planning to stay for the long haul.
Neighbors, Backing, and Surroundings
You can change your paint color. You can't easily change what's behind you.
Types of positions
- Interior lot. Neighbors on both sides. Usually the most budget-friendly and the most common.
- Corner lot. Extra street frontage, often more yard to maintain, and more visibility. Sometimes more light.
- Cul-de-sac lot. Less through-traffic and a safer feel for kids. Lot shapes can be pie-wedged, with a narrow front and a wide back.
- Backing to open space or a trail. More privacy and views, though people may walk behind the fence.
- Backing to a road. Noise and headlights. Often a lower price, but think carefully about it.
- Backing to future development. Ask what's planned. Empty ground today may be homes tomorrow.
What to look for on a visit
- Power lines, substations, or cell towers
- Nearby parks, schools, and pickup traffic at drop-off time
- Mailbox clusters and street parking
- Where the sun sets relative to neighboring rooflines
- Sound from nearby roads, rail, or commercial areas
- Wind. Some Utah areas are notably gusty.
Also ask your sales team what's planned for undeveloped parcels nearby. They'll share what they know, and the city's planning office can fill in more.
Views: Worth Paying For, With Caveats
A mountain view is one of the best things about Utah living. Here's how to protect that investment.
- Check the floor plan. Does the great room or primary bedroom actually face the view?
- Ask about home height. A two-story neighbor in front of a rambler can block a view that's there today.
- Understand what's permanent. Open space designated as park or preserve is more reliable than a vacant lot.
- See it at the right time. Haze, inversion, and snow change the picture.
A Simple Lot-Choosing Process
- List your must-haves. Sun, privacy, yard size, one-level living, view, commute.
- Choose your floor plan shortlist. Narwhal's eleven animal-named plans include ramblers and two-stories, plus Townhomes, so there's room to match the plan to the lot.
- Get the plat map and lot sheet with sizes and premiums.
- Walk the community at two different times of day.
- Compare two or three finalists and write down the real monthly cost, including premium.
- Ask what's flexible. Elevations, garage orientation, and options can change how a plan sits on a lot.
- Decide. Then enjoy it.
Choosing Across Narwhal Communities
Each Narwhal community has its own landscape and feel, so lot priorities shift:
- Eagle Point and Eagle Village (Eagle Mountain): Open skies and wide-view terrain. Think about wind, sun exposure, and views across the valley.
- Mitchell Farms (American Fork): Established-area convenience in Utah County. Consider neighbors, traffic, and proximity to amenities.
- South Hills (Herriman): Foothill-style grade is possible. Slope, drainage, and views are worth a close look.
- Bell View Estates (Woodland Hills): A quieter, more scenic setting. Privacy and surroundings may rank high.
- Black Ridge (Hurricane): Southern Utah heat. Orientation and afternoon shade matter more here than almost anywhere.
Lot availability and premiums change, so confirm details with the sales team for the community you like.
Buying Without the Wait: Move-In-Ready Homes
If choosing a lot feels like a lot (ha), a quick-move-in home takes some guesswork out. The home is built, the lot is set, and you can stand in the backyard before you commit. You can check the afternoon sun, hear the street, and see the view. For many buyers, that's the most confident way to choose.
One More Reason to Feel Good About It
Whichever lot you pick, a portion of every Narwhal home supports World Wildlife Fund conservation, and we adopt a narwhal in your honor. You get the home. A narwhal gets a little help. Seems fair.
FAQ
What is a lot premium in new construction?
It's an added charge on top of the base home price for a homesite with desirable features such as views, larger size, privacy, or a premium position in the community.
Which direction should my backyard face in Utah?
It depends on your habits. East gives morning sun and evening shade. West gives hot, bright evenings. South gives winter warmth and bright light. North gives steady, softer light and a shadier yard.
Are sloped lots a bad choice?
No. Slope can bring views and walkout basement possibilities. It can also mean stairs, retaining walls, and more landscaping work. Ask what the specific lot requires.
Can I choose any lot with any floor plan?
Not always. Lot size, shape, and setbacks affect which plans fit. Your sales team can tell you which plans work on each available lot.
Should I buy the lot with the biggest premium?
Not automatically. Pay for features you'll use every day, and skip ones you won't notice.
How do I check what will be built behind my lot?
Ask the sales team, review the community plat, and contact the city planning department about nearby zoning and planned development.
Is a move-in-ready home a good way to pick a lot?
Yes. You can see the real orientation, slope, and surroundings before you buy.
Ready to Walk the Lots?
Visit narwhalhomes.com to explore communities, floor plans, and move-in-ready homes. Walk a few lots, trust your gut, and pick the spot that feels like home.
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