Location and Zoning

Depending on the town and zoning regulations, the location of your land may significantly impact the type and size of home you can build, as well as the ways in which you can renovate.

Each island town has a planning and zoning board, which generally consists of five to seven elected officials. After special studies of the town’s assets and problems, the board prepares a master plan for the town, establishing the town’s policies for ways in which land or water may be used. The master plan is a guide to the future growth of the town that includes recommendations for conservation, recreation, residential and waterfront protection, and neighborhood improvement. The master plan is approved by a two-thirds vote of the town.

There are a number of types of restrictions you may encounter as you plan to build or renovate. Most towns on the island have adopted regulations that limit the number of houses that can be built in one year on a piece of property that is being divided (subdivision laws). Historic preservation commissions develop lists of properties that have historic, architectural, or archeological significance. Renovations to these properties must comply with historic commission requirements. Historic districts may also be established where all properties must comply with established guidelines. Restrictions on building size in relation to lot size, waterfront, and wetlands use, as well as height and view restrictions may also exist. In some cases, special permits can be obtained that allow for variances to existing regulations.

Be sure to talk with your Coldwell Banker Landmarks agent and your builder or contractor to fully understand any zoning or use restrictions that may apply to the property you have in mind.

To obtain detailed, current information pertaining to building and use restrictions, you can visit the official town Web sites or contact the planning boards of the respective island towns, as
listed below.

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Project Feasibility

In addition to ensuring that the project you have in mind complies with zoning and use requirements (or the possibility of obtaining a variance or special permit seems likely), you need to ensure that your project is feasible for the site you have in mind. Discuss your project ideas with a professional contractor, builder, engineer, or architect. Qualified professionals will ensure that the site is properly surveyed and that the plans for the site are feasible. The sooner you involve your architect/builder/contractor in the site selection process, the more likely you are to succeed in building a house that matches your vision.

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Estimated Time to Complete

Builders we have spoken with generally suggest that buyers allow 12 to 18 months for new home construction on the Vineyard. Be advised, however, that town restrictions may slow the building process, due to the limited number of building permits being issued. Special use requirements and variances can also cause delays, as can changes to plans you decide to make along the way.

Renovation projects vary in length, depending on the amount of work to be completed and the contractor doing the work. Whether you’re considering new construction or looking to renovate, it’s best to plan some leeway in anticipated delivery dates. Talk with your contractor to establish clear and mutually agreeable timelines. Again, your Coldwell Banker Landmarks agent will be happy to refer you to reputable contractors.

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Anticipated Costs

Building and renovation costs vary significantly depending on the level of luxury you desire in your home. New home construction on the island is currently running from $200 to $250 per square foot.

Budgeting $200 per square foot will result in a home that is “quite nice” but may not allow for the most expensive tile or bathroom fixtures. A high-end property can run above the $300 per-square-foot range. Again, work closely with your contractor to understand specifically what your plans include. Then it’s up to you to select fixtures and details that work within the agreed upon allowances.

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Choosing a Contractor/Builder

Choosing the right builder for your project is one of the most important decisions you will make and can mean the difference between a building project that’s a dream versus one that’s a nightmare. We highly recommend that you use only reputable builders and that you involve at least one local player on your building team.

Your project may involve an architect, who may have a builder that they trust and have used. Alternatively, you may find a general contractor you feel comfortable with, and they may be able to help with the architectural plans. Your objective should be to properly fit the type of home you decide to build, or the complexity of the renovation project, with the right resource. Take your time, and talk with a number of builders to explore the options available to you.

Again, we recommend involving at least one local component on your team. This can be very helpful in dealing with local issues (such as subcontractors, permits, and variances) that often arise. Your Coldwell Banker Landmarks agent will be happy to assist you in finding the right team for your building or renovating project.

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