After being involved in over $50,000,000.00 (fifty million dollars) in land sales, I have learned that buying land that already has utilities installed is one of the best purchases you can make. In my experience, less than 5% of available vacant land already has utilities installed. Additionally, installing utilities is one of the largest expenses you will pay to develop vacant land. Many times, the cost of installing utilities can exceed the purchase price of the land! Really. Especially if you run into problems. Experience has shown that it is often advisable to buy a vacant lot with utilities installed, even if it costs more than the next parcel of land.
UTILITIES
Finding vacant land with utilities already installed is a gold mine. The value of public services is enormous! From start to finish, installing utilities typically costs between $35,000 and $50,000. That’s just for a residence or structure. Your life will be much easier if you can find Vacant Land with this upgrade. Applying for and obtaining utility permits is time consuming and expensive. Also, if you must connect to pre-established utility systems, there will always be fees and possibly limitations or restrictions. You will have to cooperate with numerous entities. The three most common utilities are:
1. Water. You will get water from an established water company or install an independent well. It is rare, but possible, that you are allowed to drink water from a stream or spring. There are benefits to either system. Most importantly, you want to check the health of your water source. Many well systems will require filtering of salts, bacteria, etc. Always ask neighbors with existing wells how their water system is set up and what problems they face. Also ask the neighbors how deep their well is. If you use the Internet and go to your state’s Department of Ecology site, you can usually get information about wells in the area with an address. This is a great resource that is used by every professional on earth. We recommend and may require that you have your water tested by a laboratory service. Look in the phone book for “water tests.” Pure, pleasant water from an independent well may be the healthiest, best-tasting water you can drink. Systems from large water companies tend to taste very consistent and healthy. But usually there will be additives required by law, such as fluoride. Drawing water from a stream leaves you vulnerable to whatever is deposited upstream. You may also have trouble getting enough water pressure to meet your family’s needs.
2. Power. Will you get it from the local “network” or will you produce your own? Connecting to the local power company is usually easy and straightforward. Estimating costs can be very difficult. Finding a neighbor who has recently come online is often a great resource. Most power companies will give you a ballpark quote for installation. Usually this will only be up to your property line. Expect more costs to terminate the connection to your home and/or store/barn. There are very specific installation requirements. Will your energy run above or below ground? How many transformers will be needed? Is the area known for blackouts or brownouts? Do you need to be prepared with a secondary power source like a generator? It is highly recommended to install a good wood burning stove system. If there is no power, you can still have heat and a cooking source. We recommend that you install a wood stove instead of a pellet stove in areas known for blackouts. Without electricity, your pellet stove will not work.
Many of you will contemplate and perhaps decide to use alternative energy sources such as solar and/or wind power. Excellent! But make sure you get expert advice from someone with a lot of experience. Most wind generation systems do not provide enough power to run a typical home. Solar power can supply enough power for a typical home. Sometimes even providing enough to resell to the local power company.
You will also need a battery storage system. Be sure to lock and secure your power system as it has recently become a favorite target for thieves. Many families who operate an alternative energy system say it will take many years for the system to pay for itself.
You may need to plan for 120-240-480 volts. Total amperage requirements should be estimated prior to construction to avoid additional problems and costs.
3. Sewing. You will connect to the private county, city or community sewer system or install your own septic system. You must leave enough room for an on-site septic system. You will not be able to drive or build in this area. You will always be asked to make room for your well system and a buffer area. The costs to install your own septic system will generally exceed connecting to a local sewer system. However, the cost and low fees to operate a stand-alone septic system are typically very low compared to paying a monthly sewer fee. Again, we recommend that you ask your neighbors what types of systems they use. Who designed and/or installed your systems? Gravity systems are becoming rarer and are the least expensive to install. Two-tank pressure systems are medium in cost. Sand or mound filter systems are the most expensive. A basic septic system costs $8,000 and up. The most expensive, like a mound system, can easily exceed $20,000. Oh! There are very good and bad septic designers. Getting advice from the local health department is a good idea. You know who’s the best in the area. If a property already has a registered septic design, that’s a big plus. Even an expired septic design is valid. You can usually use that expired septic design, maybe with a slight change for a reasonable fee. There will already be a perc test registered or you will have to take one. A perc test is a series of holes dug into the ground in a specific area that shows the condition of the soils and their ability to absorb fluids. In many areas, you can get a certified septic designer to do a soil test for you at a very reasonable price. You should check out new septic systems that use some sewage for irrigation. There are some brilliant designs available. You will also save money.
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