Buying land
After being involved with over $50,000,000.00 (fifty million dollars) of land sales, I have discovered that buying land that already has utilities installed is one of the best purchases you may make! In my experience, less than 5% of the vacant land available has utilities already installed. Additionally, installing utilities is one of the largest expenses you will pay to develop vacant land. Often times, the cost of installing utilities can exceed the purchase price of the land! No kidding. Especially if you encounter problems. Experience indicates that often it will be wiser to buy vacant land with utilities installed, though it is more expensive than the parcel of land next door.
UTILITIES
Finding Vacant Land with utilities already installed, is really a goldmine. The need for utilities is huge! Start to finish, utilities installation usually costs over $35,000 to $50,000. That’s just for one residence or structure. Your life will be so much easier if you can find Vacant Land with this particular improvement. Trying to get and achieving permits for utilities is very time-consuming and expensive. Also, if you must hookup to pre-established utility systems, there will always be fees and maybe limitations or restrictions. You will have to cooperate with numerous entities. These most common utilities are:
1. Water. You will get water from a recognized water company or install an independent well. It really is rare, but possible, that you will be allowed to take water from the creek or spring. There are benefits to either system. Most of all, you want to look at the water source for its health. Many well systems will require filtering of salts, bacteria, etc. Always ask neighbors with existing wells how their water technique is setup as well as what difficulties they face. Also ask neighbors how deep their well is? If you use the internet and visit your states Department of Ecology site, you are able to usually get info about the wells in the area with an address. A great resource that all land professionals use. We recommend and it may be expected that you have the water tested by a laboratory service. Look in the phone book for “water testing”. Nice pure water from a completely independent well can be the best tasting and healthiest water you could ever drink. Large water company systems are usually very consistent tasting and healthy. But, there will usually be additives that are required by law, such as fluoride. Drawing water from a creek leaves you vulnerable to whatever is deposited upstream. You might also have trouble getting enough water pressure to satisfy your family’s needs.
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2. Power. Will you get it from the local “grid” or produce your personal. Starting up to the local utility company is normally easy and straight forward. Estimating costs can be quite tough. Finding a neighbor which includes hooked up recently is usually a great resource. Most power companies give you an approximate bid to install. This will usually be only to your property line. Expect more costs to finish the hookup to your property and/or shop/barn. There are very specific installation requirements. Will your power run overhead or underground? What number of transformers will be required? Is the area known for blackouts or brownouts? Must you bring along a secondary power such as a generator? Installing a good woodstove system is highly advised. If the power is out, you can still have heat and a cooking source. We advise you install a woodstove as opposed to a pellet stove in areas known for blackouts. Without power, your pellet stove will not work.
Many of you’ll contemplate and perhaps decide to use alternative power sources such as solar and/or wind power. Great! But be sure to get expert consultancy from someone with plenty of experience. Most wind generation systems do not provide enough chance to run a typical home. Solar can supply enough power for the typical home. Sometimes, even providing enough to resell returning to the local power company.
You will additionally desire a battery storage system. Make sure you lock and secure your power system as this has now become a preferred target for thieves. Many families that operate an alternative power system say that it will take many years for the system to purchase itself.
You may need to plan for 120–240–480 volts. Total amperage requirements have to be estimated, prior to building, to avoid problems and extra costs.
3. Sewer. You will either hookup towards the county, city, communities private sewer system or install your own septic system. You have to allow for lots of space for an on-site septic system. You will not be able to drive on or build in this area. You’ll always be required to allow space for your well system plus a buffer area. The expense to install your personal septic system will often exceed hookup to a local sewer system. But, the price and low fees to operate a completely independent septic system are usually very low compared to paying a regular monthly sewer fee. Again, we recommend that you ask neighbors what types of systems they use? Who designed and/or installed their systems? Gravity systems are getting rarer and are the least expensive to install. Two tank pressure systems have a mid range cost. Mound or sand filtration systems are the most expensive. A basic septic system costs $8,000 and up. The most expensive, such as a mound system can easily check out $20,000. Ouch! You will discover very good and bad septic designers. Getting tips through the local health department is a good idea. They’re betting that who’s going to be the best in the neighborhood. If your property already features a recorded septic design, that is a big plus. Even an expired septic design is valuable. Usually you may use that expired septic design, maybe with a slight change at reasonable cost. There will already be a perc test on record or you will need to get one done. A perc test is a series of holes dug in 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 soils evaluation for you at a very reasonable fee. You should check into the new septic systems that use some waste water for irrigation. There are some brilliant designs available. You will also save money.
