Thinking about buying land in Larkspur so you can build a custom home surrounded by pines and foothill views? It is a great idea, and it comes with a few extra steps compared to purchasing an existing home. With the right plan, you can avoid costly surprises and move forward with confidence.
This beginner’s guide walks you through Larkspur’s local rules, key due diligence checks, utilities and access, water and septic basics, financing realities, and a simple timeline from offer to build. You will also get a practical checklist and trusted local resources to contact. Let’s dive in.
Know the jurisdiction
Before anything else, confirm whether the parcel sits inside the Town of Larkspur or in unincorporated Douglas County. Town and county rules differ for zoning, permitting, road standards, and inspections. Start with the Town of Larkspur and Douglas County Community Development.
Larkspur and the surrounding areas include small subdivision lots, larger acreage, and forested hillside parcels. Many properties are in the wildland urban interface, which means wildfire mitigation and defensible space are part of smart planning. For guidance on home siting and fuel reduction, review the Colorado State Forest Service.
Is this lot buildable?
Use this quick checklist to screen any parcel before you make an offer.
- Jurisdiction and zoning: Confirm town vs county oversight, then review base zoning to verify buildable use, setbacks, and minimum lot size with the appropriate office via Douglas County Community Development or the Town of Larkspur.
- Legal access: Make sure there is recorded, deeded access or frontage on a public road. Private roads should have a written maintenance agreement.
- Water source: Identify whether the lot has a permitted well, eligibility for a new well, or a connection to a municipal or district system. Learn the basics through the Colorado Division of Water Resources.
- Wastewater solution: Determine if the lot will use septic or connect to sewer. For septic requirements and approvals, start with Douglas County Environmental Health.
- Utilities: Verify the feasibility of electric and gas service, broadband options, and any required line extensions or easements. Off-grid systems may be possible with proper permitting.
- Title and survey: Order a preliminary title commitment and a current ALTA/NSPS survey to confirm boundaries, easements, and access. Ask the title company to flag any mineral reservations or covenants.
- Soils and slopes: Review soils and site stability before you plan foundations or a driveway. The NRCS Web Soil Survey is a helpful first look.
- Natural hazards: Check wildfire, drainage, and flood risks. See the FEMA Map Service Center for floodplain status.
- Permits, fees, and timing: List required permits, tap fees, and impact fees. Confirm lead times for well, septic, driveway, and building permits.
- Road maintenance and winter access: Clarify who maintains the road, snow removal expectations, and emergency access standards.
Colorado water and wells
Colorado follows prior appropriation. Water rights and well rights are separate from land ownership. Buying land does not guarantee water, so you need to confirm the exact water situation before you commit.
- If the parcel has a domestic well, verify the existing permit, depth, and any available well log with the Colorado Division of Water Resources. Ask about yield and water quality records.
- If no well exists, confirm whether a new well is allowed or whether the parcel must connect to a district system. Some areas limit new well permits.
- If the lot is served by a water district, verify tap availability, fees, and any required agreements. Capacity matters as much as proximity.
Septic or sewer basics
Many Larkspur-area parcels use onsite wastewater treatment systems. Suitability depends on soils, slopes, and groundwater depth. A site evaluation and septic design are usually required before building permits are issued.
- Start with Douglas County’s Environmental Health team for septic submittals and inspections. Local standards follow state OWTS rules and are administered by the county.
- If the lot lies within a sewer service area, confirm connection availability, fees, and timing before you close.
For county-level septic guidance, contact Douglas County Environmental Health.
Zoning, permits, and HOAs
Zoning determines what you can build, where you can place it, and what accessory uses are allowed. Confirm setbacks, height limits, and minimum lot size with the town or county. Permit requirements vary by jurisdiction, but you should plan for building, grading, driveway, and if applicable, well and septic permits. The county’s main portal is Douglas County Community Development.
If the lot is in a platted subdivision, there may be recorded covenants or HOA design rules. These can govern home size, exterior materials, and outbuildings. To research recorded plats, easements, and covenants, check the Douglas County Clerk & Recorder.
Site conditions and hazards
Every site is unique. A little upfront investigation avoids costly redesigns later.
- Soils and geotechnical: Use the NRCS Web Soil Survey to identify soil types and limitations. On sloped or rocky sites, a geotechnical report helps with foundation and driveway design.
- Drainage and floodplains: Review natural drainage paths and check the FEMA Map Service Center for 100- or 500-year floodplain designations. Flood status can affect insurance and permitting.
- Wetlands: Jurisdictional wetlands or waters may limit buildable area or require federal permits. Consult the U.S. Army Corps of Engineers regulatory program if wetlands are suspected on site.
- Wildfire: Larkspur’s forested setting means wildfire mitigation is essential. Create defensible space, plan for ignition-resistant design, and review best practices with the Colorado State Forest Service.
Access, easements, and minerals
Your ability to reach and use the land is just as important as zoning. Confirm there is deeded, legal access. If access runs over private roads, review the road maintenance agreement and any standards for emergency vehicle access.
Review title carefully for utility easements, shared driveways, or rights-of-way that shape the buildable envelope. In Colorado, mineral rights can be severed from the surface estate. Ask the title company to identify any mineral reservations or leases in the chain of title. Public records are available through the Douglas County Clerk & Recorder.
Utilities and services
Service availability varies by location. Confirm electric and gas service, any line extension requirements, and where easements would run. Broadband can be limited in rural pockets, so verify coverage and speeds with providers before you close. If off-grid systems are part of your plan, confirm local permitting and design requirements early.
For water and wastewater, determine whether the parcel connects to a district system or relies on a permitted well and septic. Get tap fee and capacity confirmations in writing when applicable.
Financing, fees, timelines
Land loans differ from standard home mortgages. They tend to have higher interest rates, larger down payments, and shorter terms. Some buyers use owner financing or specialized lot loans. Discuss requirements with lenders who regularly finance land because they may require a survey, proof of legal access, and well or septic approvals. Rural programs may help some buyers, depending on eligibility.
Property taxes and special district assessments vary by parcel. Check current valuation and tax history with the Douglas County Assessor. Record any HOA or private road fees in your budget, and verify all permit, impact, and tap fees with the applicable agencies.
Typical cost categories to plan
- Site survey and title insurance
- Soils testing and potential geotechnical report
- Driveway and grading, including culverts if required
- Well drilling or water district tap fees and meters
- Septic design, permitting, and installation or sewer tap fees
- Electric and gas line extensions or alternative energy systems
- Building, grading, and driveway permits
- Wildfire mitigation and defensible space work
From offer to buildable lot
- Offer and contract: include due diligence timelines long enough for surveys, title review, and utility confirmations.
- Investigations: order the survey and title commitment first, then water and septic evaluations, and utility confirmations. Check flood maps, soils, and access.
- Permitting steps: start septic and well applications if needed, and line up driveway and grading permits according to the jurisdiction’s process.
- Final budgeting: confirm vendor estimates for site work and utilities before you remove contingencies. Moving from contract to a build-ready lot can take weeks to months depending on findings and agency timelines.
Who to contact locally
- Town of Larkspur planning and permitting for in-town parcels
- Douglas County Community Development for planning, zoning, and building in unincorporated areas
- Douglas County Environmental Health for septic and onsite wastewater
- Douglas County Assessor for tax parcel data and valuation
- Douglas County Clerk & Recorder for recorded plats, easements, and covenants
- Colorado Division of Water Resources for well permits and water rights
- Colorado State Forest Service for wildfire mitigation guidance
- Licensed surveyor, septic designer, well driller, civil engineer, and geotechnical engineer for site-specific studies
Next steps
If you are excited about land in Larkspur, start with the buildability checklist and line up your core team. We can help you target lots that match your goals, coordinate due diligence with trusted local vendors, and set realistic timelines and budgets.
When you are ready, reach out to Brent & Jen Patterson for local guidance and an easy digital search experience. We will walk you through the process from first look to closing.
FAQs
What permits do I need to build on land in Larkspur?
- Permits typically include building, grading, driveway, and if applicable, well and septic approvals; confirm exact requirements with the Town of Larkspur or Douglas County Community Development.
How do I confirm flood risk for a Larkspur parcel?
- Search the parcel’s location on the FEMA Map Service Center to see if it lies in a 100- or 500-year floodplain, then verify any local drainage concerns on site.
What is Colorado’s prior appropriation water law?
- Water rights and well rights are separate from land ownership, so you must verify a parcel’s well permit or water service with the Colorado Division of Water Resources or the relevant water provider.
How do septic approvals work in Douglas County?
- Most rural lots require a site evaluation and septic design reviewed by Douglas County Environmental Health, and suitability depends on soils, slopes, and groundwater.
How can I verify legal road access to a rural lot?
- Ask your title company to confirm recorded, deeded access or public road frontage and check for road maintenance agreements through the Douglas County Clerk & Recorder.
Can I finance raw land in Larkspur and what should I expect?
- Land loans usually require larger down payments, higher rates, and shorter terms than home mortgages, and lenders often require a survey, proof of access, and water or septic approvals.
