Where exactly will you build your own little slice of heaven? The Fox Cities continues to be one of Wisconsin’s most desirable regions to call home, and it’s not hard to see why. With top-ranked public schools, safe and welcoming neighborhoods, proximity to Lake Winnebago, friendly farmers markets, and a “hometown feel” paired with big-city amenities, families of all ages are choosing to plant roots here.
While demand for new homes remains strong, finding the right piece of land can feel like a challenge, especially for first-time custom homebuyers. Every lot in the Fox Valley is different. Soil type, utilities, setbacks, zoning, location, subdivision rules, and even tree coverage can dramatically affect the cost of building and the type of home that will work on that land.
That’s exactly why Midwest Design Homes created this article. As a full-service builder with in-house design, drafting, and a dedicated Design Center, MDH regularly helps clients evaluate potential sites, avoid costly surprises, and choose land that truly supports their lifestyle and budget. Our team also offers free lot search assistance, something lacking for many area builders. Whether you’re looking for a fully custom home or prefer a streamlined semi-custom home using one of our pre-priced plans, MDH offers both options to fit your timeline, budget, and vision.
The Fox Cities region offers a wide variety of land options, from suburban neighborhoods to rural, wooded acreage. The area you choose will shape your lifestyle, commute, school district, and even the type of home you can build. Here’s how to set yourself up for success before you ever step foot on a property.
When narrowing down your search, consider:
School district preferences: The Fox Cities public schools are widely regarded as some of the strongest in the state, an important factor for many families.
Commute time and accessibility: Major employers are spread across the region (from Kimberly-Clark to healthcare and insurance companies), so convenience often matters.
Lifestyle amenities: Love boating? Proximity to Lake Winnebago, Fox River, or Bay of Green Bay may be a priority. Prefer a vibrant neighborhood feel? Closer to downtown Appleton may be ideal.
Desired lot size: Suburban subdivisions may offer quarter-acre lots, while rural areas provide room for shops, outbuildings, and privacy.
MDH builds primarily within a 30-minute radius of our Kaukauna office, including key communities such as Appleton, Kaukauna, Greenville, Harrison, Neenah, Menasha, De Pere, and surrounding areas in Outagamie, Brown, Calumet, and Winnebago counties.
Each type of lot has pros and cons:
Typically offer municipal water/sewer
Lower site prep costs
More predictable setbacks
HOA or subdivision rules may limit design flexibility (MDH helps review these)
Larger acreage and privacy
Potentially lower initial land cost
Will require well, septic, driveway installation, and more land prep, increasing the total build cost
Close to amenities
Often smaller lots
May involve teardowns, infill construction rules, or tight setbacks
Choosing a builder is one of the most important steps, and one many buyers don’t fully appreciate. Because Midwest Design Homes offers free lot search assistance and personally evaluates lots with clients, most buyers save thousands by having us review land before they submit an offer. Builders are your expert partners for understanding your lot and maximizing its potential. We evaluate:
Zoning requirements
Setback rules
Grading and drainage needs
Whether the land can support the style, size, and layout of your home
Potential hidden costs like utility installation or tree removal
Many MDH clients worry about how to buy land without selling their current home first. This is where MDH’s preferred lenders who offer bridge construction loans become a major advantage. These allow you to secure land and start building without rushing the sale of your existing home.
Buying land for your new home requires ensuring the property is actually buildable for the type of home you want. A lot can look perfect at first glance yet hide costly issues beneath the surface. Here’s what to evaluate before you make an offer.
The slope, elevation, and natural grade of the lot play a major role in:
Whether you can have an exposed or walkout basement
How water drains away from the home
Foundation costs
Future landscaping possibilities
Slight slopes can be beneficial (especially for lower-level exposure), but extreme grades may require expensive retaining walls or significant excavation. MDH’s team, with decades of on-site experience, helps buyers assess slope and drainage before moving forward.
Soil conditions are one of the biggest unknowns, especially in rural or partially wooded areas. The wrong soil type can lead to:
High excavation costs
Additional fill or engineered backfill
Drainage challenges
Perc test failures (for septic-required lots)
Because MDH began with a family legacy in excavating and earthwork, our team understands how soil impacts both cost and long-term performance. We routinely help clients interpret soil borings, perc tests, and site evaluations.
Pro Tip: Even subdivision lots can vary widely from one homesite to the next. Never assume soil conditions are uniform. Verify before you buy.
Utility availability significantly affects build cost and construction timeline.
Check availability and connection fees for:
Municipal water & sewer
Natural gas
Electric
Fiber/internet
Stormwater systems
Budget for:
A well (type and depth vary)
A private septic system (based on perc test results)
Longer electric service runs
Driveway installation
Potential propane usage
Lots with no utilities or partially installed infrastructure can add thousands to the budget but are manageable with early planning. Midwest Design Homes' pre-priced plans and transparent cost structure help homeowners understand these expenses upfront.
Each community has its own zoning rules that determine:
What kind of home you can build
Minimum setbacks
Garage orientation
Outbuilding allowances
Total impervious surface limits
Tree or environmental restrictions
Before writing an offer, we review these requirements to ensure your desired home design will fit the lot comfortably.
In popular communities like North Appleton, Greenville, and Harrison, you’ll often encounter subdivision rules that may dictate:
Exterior materials
Roof pitch
Landscaping requirements
Minimum home sizes
MDH’s design flexibility, supported by in-house drafting and long-term experience, helps homeowners align their dream home with subdivision standards.
Be sure to evaluate:
Flood zones
Wetlands
Seasonal water tables
Tree clearing requirements
Even a few inches of seasonal water or a small flagged wetland can limit where your home may sit.
Good news: MDH’s lot evaluation process includes identifying and explaining these limits before clients commit to a purchase.
Land prices tell only part of the story. Buyers are often surprised by the additional expenses that come with preparing a lot for construction. Outlining these costs upfront helps families budget confidently and avoids financial surprises later on.
Many properties require:
Soil borings (to determine foundation needs)
Perc tests (for septic systems)
Boundary surveys or topographical surveys
These are essential for confirming buildability and avoiding costly foundation changes later.
Heavily wooded or partially wooded lots may require:
Tree cutting and stump removal
Brush clearing
Grading to establish proper drainage
This often surprises buyers, as clearing costs can vary widely. Our background in site preparation gives clients clear insight into what’s required before construction.
Depending on the lot and selected floor plan, excavation may require:
Cutting into slopes
Importing or exporting soil
Correcting drainage patterns
Preparing for a walkout or exposed basement
Midwest Design Homes' fast-start home option utilizes efficient, repeatable floor plans that help keep costs more predictable. Explore our available floor plans.
For rural lots especially, homeowners may need to account for:
Well installation
Septic design and installation
Electric trenching
Gas or propane setup
Internet provider connections
Even in subdivisions, lateral extensions or connection fees can add to the total site cost.
Longer rural driveways or those required to meet fire truck access specifications can require:
Additional grading
Gravel layers
Future paving or concrete
Subdivision lots often have lower driveway costs, but each site should be evaluated individually.
Most communities require:
Silt fencing
Temporary driveways
Erosion control inspections
These are standard, but they should still be factored into your budget.
Depending on the town or subdivision, buyers may encounter:
Park fees
Utility hookup fees
Road impact fees
Subdivision association dues
These vary significantly across the Fox Cities.
Some subdivisions require:
Specific exterior materials
Minimum landscaping packages
Lighting or fencing restrictions
We routinely assist clients in reviewing HOA documents to ensure the home design complies.
If you have custom plans or need modifications, MDH offers:
In-house plan design and drafting
Plan design services
Pre-priced, pre-engineered plans that reduce design time and cost
These communities remain among the fastest-growing areas for new construction. Buyers are drawn to:
Highly rated school districts
Newer subdivisions
Convenient access to Appleton and Highway 41
Lots here often include curb, gutter, and municipal utilities, making them more predictable and easier to build on. This region reliably commands stronger pricing due to demand and limited availability.
North Appleton continues to grow with:
Well-developed neighborhoods
Nearby parks and schools
Quick access to shopping, dining, and UW–Oshkosh Fox Cities campus
Prices in these areas reflect the combination of established infrastructure and steady demand for in-town convenience.
Kaukauna offers:
A mix of newer subdivisions and more moderately priced lots
Strong community amenities
Close proximity to MDH’s Design Center (a major convenience for clients)
This area often provides one of the best balances of value + buildability.
The De Pere area has long been sought after due to:
Strong school systems
Proximity to Green Bay
A mix of established and new subdivisions
Lots here are consistently in demand and tend to reflect that in pricing.
These communities include:
Established neighborhoods
Some infill opportunities
Areas with Lake Winnebago influence
Lot pricing varies based on whether land is part of a newer subdivision or situated in a more mature in-town setting.
Rural parcels offer:
Larger lot sizes
Privacy
Fewer subdivision restrictions
As we frequently remind clients, the land may be less expensive upfront, but infrastructure adds meaningful cost, making professional evaluation essential.
Even without relying on speculative numbers, several real, measurable factors are shaping Fox Cities land pricing:
Communities like Hortonville, Kaukauna, Kimberly, and De Pere continue to see strong demand from families, which raises the desirability, and therefore cost, of remaining lots.
Areas with new municipal extensions (water/sewer, fiber, road improvements) consistently show higher lot values.
Since the pandemic, local buyers have favored:
Larger lots
Newer subdivisions
Locations with a balance of space and convenience
Because build-ready lots eliminate guesswork, MDH clients often prefer them. These lots command higher prices because:
Utilities are in place
Site prep is minimal
Covenants provide predictability
MDH’s core demographics value privacy and space, but not at the cost of unpredictable site expenses. This keeps rural pricing steady but variable depending on prep requirements.
If you're ready to explore land opportunities in Appleton, Kaukauna, or the surrounding Fox Cities communities, our team will help you compare lots, avoid hidden costs, and make informed choices.
Your dream home begins with the right piece of land, and we're here to help you find it. Contact Midwest Design Homes to get started.