Thinking about buying a custom‑home lot in North Scottsdale Estates but not sure how NAOS, setbacks, or desert washes affect what you can actually build? You are not alone. The rules are specific, and a few early checks can save you from costly surprises later. In this guide, you will learn how to size up a lot’s true buildable area, where hidden constraints hide, and the questions to ask before you write an offer. Let’s dive in.
Start with jurisdiction and records
Buying in the North Scottsdale Estates area means your parcel could fall under a city, the county, or an HOA with its own design controls. The governing jurisdiction sets zoning, setbacks, hillside rules, permitting, and who approves your plans. Confirming this first helps you avoid relying on the wrong standards.
Gather core documents early, ideally before or immediately after an offer. You want the recorded plat and any lot splits, a current title report, CC&Rs and HOA guidelines, and a zoning summary for the specific parcel. Pair that with a current ALTA/topographic survey that shows property lines, visible washes, and easements.
Next, contact the local planning and building department to confirm zoning and setbacks and to learn permit timelines. Reach out to the flood control authority for wash and floodplain guidance and to utility providers for written service availability and cost estimates. Written confirmations reduce risk and keep your planning realistic.
NAOS: native open space basics
In Scottsdale and similar desert jurisdictions, NAOS stands for Natural Area Open Space. It preserves portions of a lot in native condition. That typically means no grading, no structures, and limited disturbance. NAOS areas are often mapped on the recorded plat and are enforceable.
How NAOS limits build space
NAOS reduces your effective buildable area. It can influence where you place the home, driveway, pool, and even utility runs. Many plats show a building envelope that sits outside NAOS, which becomes your working footprint. NAOS rules can also affect fencing, irrigation, and landscape choices.
Setbacks vs building envelope
Setbacks are distances from lot lines established by zoning or a planned development. A building envelope is the mapped area where structures can go, often appearing on the recorded plat. They are not always identical. Some subdivisions have tighter private setbacks but stronger NAOS or view corridor constraints. Confirm whether setbacks are measured to the property line, the NAOS boundary, or a designated pad.
How to verify early
Compare the ALTA survey and recorded plat to see how the envelope and NAOS align. Then get written clarification from the planning department or a zoning verification letter. Review CC&Rs and HOA architectural rules for height, materials, colors, and grading standards. Small variances can significantly change what is feasible.
Washes and floodplain reality
Desert washes, sometimes dry most of the year, can carry major flows during storms. They are treated as important environmental and safety features. Building across, filling, or rerouting a wash often requires permits and engineered solutions, which add time and cost.
Regulation can involve several layers. Local flood control authorities and city or county stormwater offices review flood risk and drainage design. FEMA mapping helps identify Special Flood Hazard Areas. In some cases, state oversight or federal jurisdiction may apply. Plan time for studies and approvals if a wash is present.
What to ask about washes
- Is any part of the lot in a FEMA flood zone?
- Are there mapped ephemeral washes on or adjacent to the parcel?
- Do aerials or topography hint at overland flow across the site?
- Will you need a bridge or culvert to access the building area, and what permits are required?
Costs you might encounter
Common extras include hydrology studies, engineered drainage, culverts or bridges, retaining walls, and preservation corridors. You may also face mitigation requirements to maintain downstream flows. If the build area sits near a wash, expect additional engineering and possible insurance considerations.
Smart steps during due diligence
Order a professional floodplain determination and a site-specific drainage study when washes are present. Ask the flood control authority to weigh in on any bridging or fill concepts before you finalize plans. Resolve access and drainage early so your architectural design does not need a costly redraw.
Hillside, grading, and soils
Hillside protection rules in the North Scottsdale area aim to preserve natural contours and limit extensive cuts and fills. When average slopes cross certain thresholds, special reviews and grading limits can apply. This affects wall heights, terracing, and how much soil you can import or export.
Triggers and reviews
Slope thresholds often drive additional permitting and design requirements. Visual corridor rules can also influence where and how high you build, especially near ridgelines. On sloped lots, height is sometimes measured differently than on flat terrain, which can affect your home’s massing and roofline design.
Engineering you may need
Commission a geotechnical report early. Bedrock, caliche, and boulders can push up costs for excavation, foundation systems, and retaining walls. Expect engineered erosion control and possibly terraced retaining if wall heights are limited. Ask about cut and fill permits, haul routes, and any restrictions on blasting.
Utilities and site services
A beautiful lot is only as buildable as its services allow. Confirm availability and costs in writing during your contingency window. Utility extensions and tap fees can materially change your budget.
- Water. Verify the provider and whether a meter exists. If not, request written capacity or will‑serve confirmation and tap fee estimates. If municipal water is not available, a private well may be possible, but permits and yield testing add time and uncertainty.
- Sewer or septic. Check for public sewer service nearby. If unavailable, confirm septic feasibility through county environmental health rules. Soil conditions, slope, and lot constraints can limit septic options.
- Power. Identify the electric provider and distance to the nearest transformer. Large homes may require three‑phase power. Some communities prefer underground service, which increases trenching and transformer costs.
- Gas and telecom. Natural gas availability varies. Many lots use propane if gas lines are absent. Confirm broadband or fiber options and any easement needs for new lines.
- Easements. Recorded utility easements can cross the build area and limit placements for structures, pools, and driveways. Ensure the ALTA survey maps all easements clearly.
A practical lot checklist
Use this quick checklist to evaluate a North Scottsdale Estates area lot and confirm documentation as you go.
- Jurisdiction and legal documents
- Confirm the governing city, town, or county.
- Obtain the recorded plat, title report, and CC&Rs.
- Identify recorded building envelope and any NAOS or conservation easements.
- Zoning and buildable area
- Verify zoning and permitted uses in writing.
- Confirm setbacks and the usable building envelope.
- Check height limits and how height is measured on slopes.
- Topography and soils
- Secure a current ALTA/topo survey showing washes, ridgelines, and boulders.
- Order a geotechnical report for foundation and slope guidance.
- Washes and flood risk
- Check FEMA flood status and local wash mapping.
- Commission a drainage study or floodplain determination when washes exist.
- Identify any required crossings or mitigation.
- Utilities and services
- Get will‑serve letters for water and power and sewer availability.
- Confirm septic feasibility if no sewer is nearby.
- Document all utility easements and estimate extension costs.
- HOA and design controls
- Review CC&Rs, design standards, and the architectural review process.
- Note required deposits or bonds and typical review timelines.
- Access and off‑site work
- Confirm legal road access and maintenance obligations.
- Ask about required paving or frontage improvements.
- Environmental and cultural
- Identify any protected habitat or archaeological sensitivity that may trigger studies.
- Understand revegetation or tree protection obligations.
- Cost and timing
- Gather written estimates for grading, rock removal, utility extensions, and permits.
- Build a preliminary permitting and design timeline.
- Neighboring plans
- Check the status of adjacent lots for future builds that may affect views and drainage.
Questions to ask before you offer
Clear answers reduce risk and help you structure contingencies and price.
Listing agent or seller
- What is the legal jurisdiction and can you provide the recorded plat and CC&Rs?
- Is there a delineated NAOS, conservation easement, or building envelope on record?
- Are there existing surveys, soils reports, or flood studies available?
- Is municipal water and sewer available? If not, what septic or well studies exist?
- Has any grading or site work been performed, and are there permits or as‑builts?
- Which utilities currently serve the lot, and are any extension costs known?
- Are there outstanding liens, code issues, or assessments?
City, town, or county offices
- Please confirm zoning, setbacks, and maximum building height.
- Is the lot subject to NAOS or hillside/view protection overlays? Where are the mapped limits?
- Is any portion of the lot inside a flood hazard area or regulated wash corridor, and what permits are needed for crossings or fill?
- What is the process and timeline for grading and building permits, and are bonds required?
- What are the water, sewer, and power tap steps and typical fees?
Utilities and county health
- Can you provide written will‑serve confirmations and connection fee estimates?
- If sewer is not within reach, what are the septic permitting requirements and known site constraints?
Technical consultants
- Based on the topo survey, what is the likely range for grading, retaining walls, and rock removal?
- Will washes or slopes require a hydrology or drainage study, and how might NAOS or easements limit the site plan?
- Do you foresee permitting challenges such as archaeology or protected habitat?
Budget and timeline insights
Site work and approvals can be a meaningful slice of your total project cost. Beyond your construction budget, plan for grading, retaining walls, rock removal, and utility extensions. Include design and engineering fees, HOA review costs, and permit and impact fees.
Expect initial site studies to take weeks to a few months depending on scheduling. Design and community review often run several months. Grading and site permits may require separate approvals and bonds before building permits are issued. A realistic timeline helps you sequence deposits and contractor commitments wisely.
Your next steps
Focus on the big levers that determine buildability and cost before you commit to a lot. Verify jurisdiction and pull the recorded plat, title report, and CC&Rs. Order a current ALTA/topo survey that shows NAOS, washes, and easements. Seek early will‑serve letters for water, sewer or septic, and power. If you see slopes or washes, commission geotechnical and drainage work during your contingency period.
If you want a second set of eyes on a specific parcel, we are happy to help you run this playbook and connect you with trusted local engineers and builders. Reach out to Chad & Cara Dankberg to schedule a lot strategy consultation tailored to your goals.
FAQs
What is NAOS in North Scottsdale lot purchases?
- NAOS is Natural Area Open Space that must remain in native condition, which reduces your buildable area and often defines a building envelope on the recorded plat.
How are setbacks different from a building envelope?
- Setbacks are code-required distances from lot lines, while the building envelope is the mapped area where structures can go; the tighter of the two controls your footprint.
Do desert washes mean I cannot build on a lot?
- Not always, but washes can trigger permits, engineered drainage, and extra costs; a floodplain determination and drainage study clarify feasibility and access solutions.
What triggers hillside rules on a Scottsdale-area lot?
- When average slopes exceed local thresholds, hillside protections can limit grading, wall heights, and building placement, and they may require additional design reviews.
What if there is no public sewer near my parcel?
- You may pursue a septic system if allowed, but it requires site evaluation and soil testing; steep slopes, shallow bedrock, or limited space can restrict septic options.
How long should due diligence take for a raw lot?
- Plan several weeks to a few months for surveys, soils, and drainage studies, plus time to obtain written utility confirmations and initial jurisdictional feedback.
