Dreaming of room to breathe, a future barn, or a garden that actually needs a map? Buying acreage in Caledonia can be a smart move, but it comes with extra steps you do not see on typical neighborhood lots. When you understand access, surveys, utilities, zoning, and financing, you protect your budget and your timeline. This guide walks you through the essentials so you can shop with confidence. Let’s dive in.

Access and frontage

Access is the first gatekeeper to whether you can build and how you will use the land.

• Public vs private road. Confirm if the parcel fronts a township, county, or state road, or a private road. For county roads, the Kent County Road Commission handles driveway permits. For state highways, contact MDOT for driveway permit requirements.
• Legal frontage. Check the legal description and Caledonia Township rules for minimum road frontage and lot width. If the parcel does not meet frontage standards, it may limit your ability to build.
• Access easements and rights-of-way. Look for any recorded ingress or egress easements that control where driveways or utilities can run. These can influence your building envelope.
• Road upkeep and assessments. On private roads, get the road maintenance agreement so you know who pays and how decisions are made. On public roads, ask about any special assessments or planned projects that could affect costs.

Survey and title

Acreage often includes old fences, shared drives, or unclear boundaries. A crisp survey and clean title prevent disputes.

• Order a certified boundary survey. A current survey identifies exact corners, monuments, encroachments, and easements. If you plan to build, consider a combined boundary and topographic survey.
• Run full title and buy owner’s title insurance. A thorough title search can uncover liens, unrecorded easements, or deed defects. Title insurance protects your ownership.
• Review deed restrictions and covenants. Some parcels include covenants that regulate building types, animal husbandry, or exterior standards. Read them before you commit.
• Confirm monumentation. Ask your surveyor to reset or verify corner pins if needed so future contractors can stake improvements accurately.

Utilities and systems

Rural living in Caledonia is rewarding, but some services are not at the curb. Plan early for power, water, wastewater, gas, and internet.

• Electricity. Consumers Energy commonly serves rural Kent County. Confirm service availability and ask about line extension costs or timing if poles or transformers are not nearby.
• Natural gas. Many acreage areas do not have a gas main. Budget for propane or LP gas if natural gas is unavailable.
• Water. Most parcels use private wells. For an existing well, request a water quality test and consider a flow or yield test during inspections. For a new well, review nearby well logs and talk with local well drillers about depth expectations and scheduling.
• Septic. Most parcels rely on on-site septic. The Kent County Health Department manages soil evaluations, septic design review, and permits. Expect a perc or soil test and, in some cases, borings before approval. Clay soils or shallow bedrock can change the system type and cost.
• Broadband and cellphone. Coverage varies by road and terrain. Confirm wired options with local ISPs or use the FCC Broadband Map to verify service at the parcel. Alternatives may include fixed wireless or satellite.
• Trash and mail. Ask about refuse pickup and whether mail is delivered to a roadside box or a shared cluster.
• Timing and cost. Utility line extensions, well drilling, and septic installation can add weeks to months to your plan. Get multiple quotes as soon as you are under contract.

Zoning and outbuildings

Zoning determines what you can build, where you can place it, and how you can use the land.

• Zoning districts. Caledonia Township and the Village of Caledonia have zoning ordinances that set permitted uses, minimum lot sizes, setbacks, and maximum building coverage. Confirm the district for your parcel with the township before you write an offer.
• Accessory buildings. Barns, pole buildings, and detached garages are subject to footprint and height limits, setbacks, and permitting. If you plan multiple structures, verify the number and size allowed.
• Agricultural activity. Active farm uses sometimes have different standards for agricultural structures. Local ordinances and building codes still apply even when fees or processes differ.
• Animals and kennels. Town zoning and nuisance rules may limit certain animal types, quantities, or require setbacks from neighboring dwellings.
• Driveways and stormwater. Driveway permits must meet county standards, and culverts are often required. Added impervious area or grading can trigger stormwater controls.
• Special approvals. If your plan does not fit the base zoning, you may need a special land use approval or a variance through the township.

Environmental factors

Natural features shape where and how you can build.

• Wetlands and waterways. Regulated wetlands or streams may require permits to fill or alter. Along the Thornapple River and other corridors, additional riparian setbacks can reduce the buildable envelope.
• Floodplains. Check FEMA flood maps to confirm whether any portion of the property sits in a flood zone. Building in flood areas can require elevation or floodproofing and may impact insurance.
• Soils and drainage. Use the USDA NRCS Web Soil Survey for a preliminary look at drainage and soil types. For septic approval, a formal soil evaluation by the county is required.
• Historic use and contamination. Review Michigan EGLE databases for any known environmental sites, leaking tanks, or historic fill, especially if the parcel hosted fuel storage, industry, or heavy agricultural chemical use.
• Conservation easements. Some lands carry conservation or forestry restrictions that limit clearing, grading, or building. Verify recorded documents during title review.

Financing and taxes

Financing acreage is different from financing a house in a subdivision. Prepare early so you can move quickly on the right parcel.

• Loan types. Raw or unimproved land often needs a lot or land loan with higher down payments and rates than standard mortgages. If you plan to build, a construction loan can take over once your house plans are set. Depending on use, agricultural loans may also be available.
• Primary residence path. If this will be your home, some lenders allow a land purchase followed by a construction loan once you have approvals and plans. Start the lender conversation early to confirm feasibility.
• Property taxes and CAUV. Michigan’s Current Agricultural Use Value program can reduce taxes for qualifying farmland, but it carries restrictions and possible recoupment if use changes. Discuss eligibility and implications with Kent County Equalization and the state guidance.
• Special assessments. Ask about pending or possible assessments for roads, sewer, and drains that could affect your holding costs.
• Valuation. Acreage pricing varies widely by frontage, utilities, soil, and location. Use recent local sales, county records, and guidance from an agent experienced in acreage to set expectations.

Typical lot patterns

Caledonia offers a mix of village living, rural residential, and working farmland. Expect different sizes and services by area.

• Village center and nearby subdivisions. Often small to modest lots, roughly 0.2 to 2 acres, with a greater chance of nearby municipal services and tighter setbacks.
• Transitional and rural residential. Typically 1 to 10 acres, with a mix of custom homes, hobby farms, and horse properties. Septic and wells are common, with partial utility access in some spots.
• Outlying rural and agricultural. Often 10 to 40 plus acres, including large farm tracts. Utilities are farther away, and subdivision may be more limited without rezoning or platting.
• Waterfront and conservation corridors. Lot sizes vary, but wetlands, floodplains, and riparian setbacks can reduce buildable area.

Due diligence steps

Get the right answers in the right order. This sequence helps you avoid surprises.

Before you write an offer

• Confirm zoning district and permitted uses with Caledonia Township using the parcel number.
• Pull the Kent County parcel record and search recorded deeds, easements, and covenants with the Register of Deeds.
• Check the county GIS for floodplain, wetlands, and other overlays that could limit building.
• Verify public versus private road status and request the road maintenance agreement if private.
• Make preliminary calls to electric, gas, and broadband providers to confirm service and potential extensions.

After you are under contract

• Order a certified boundary survey. Add a topographic survey if you plan to build soon.
• Start title work and secure an owner’s title insurance commitment.
• Schedule a soil evaluation for septic feasibility with the Kent County Health Department and consult a septic designer.
• Test an existing well for water quality or scope a new well with a local driller, including depth expectations and timing.
• If wetlands or steep slopes are suspected, consult a wetland specialist or civil engineer for delineation and siting.
• Run an environmental screen through Michigan EGLE databases for known sites or tanks.
• Request quotes for electric, gas, and internet line extensions if needed.
• Confirm driveway permit requirements and obtain estimates for culvert and driveway installation.
• Meet with builders experienced in rural sites to estimate site prep and construction timelines.
• Finalize financing with a lender familiar with land and construction loans.

At or near closing

• Review the final survey and ensure easements are recorded as needed for utilities or access.
• Confirm the recorded road agreement if on a private road.
• Review the final title policy and deed.
• Verify any required escrows or approvals are in place for well, septic, or driveway permits.

Professionals to call

• Caledonia Township zoning administrator and building inspector
• Kent County Health Department for on-site wastewater and septic permits
• Licensed land surveyor for boundary and topo work
• Title company or real estate attorney for title and deed issues
• Well drillers and septic designers for feasibility and quotes
• Wetland consultant or civil engineer if wetlands or floodplains are present
• Local builders with rural experience for site prep and construction costs
• Lender experienced in land and construction loans

How Polaris supports you

You deserve a clear plan and a local guide who has done this before. As a boutique Grand Rapids brokerage with deep experience in Caledonia and rural transactions, we help you structure offers with the right contingencies, coordinate surveys and soil evaluations, and connect you with trusted local pros. Our team’s investor and renovation background adds practical insight on siting, utilities, and long-term value. From first showing to close, you get straightforward communication and careful advocacy so your acreage goals stay on track.

Ready to talk through a specific parcel or build a smart search plan? Connect with the team at Polaris Real Estate.

FAQs

Can you build immediately on Caledonia acreage?

• Not always. You need to meet zoning and frontage rules, confirm septic suitability and well or water availability, and secure building and driveway permits. Soil, wetlands, or access can change your plan.

How long do well and septic approvals take in Kent County?

• Expect weeks rather than days. Soil testing and septic design review take time, and contractor schedules add more. Plan for months from evaluation to installation.

What should you check for environmental risks on rural parcels?

• Review wetlands and floodplains, use FEMA flood maps, and search Michigan EGLE databases for known sites or tanks. If risks are likely, hire a wetland consultant or engineer to verify.

Do you really need a boundary survey for acreage?

• Strongly recommended. A certified survey confirms corners, reveals encroachments and easements, and guides building and septic placement. Many lenders require it.

Who issues driveway permits for Caledonia properties?

• For county roads, the Kent County Road Commission handles driveway permits. For state trunklines, contact MDOT for permit requirements. Private roads require review of the road maintenance agreement.