Power, Water and Septic on Raw Land: What You Need to Know

Utilities are a subject we could write a whole book about. Here's the short version.

Start with a quick look

One of the easiest ways to make an educated guess is to pull the lot up on Google Earth.

If there are a lot of houses around it, they probably have power at a minimum, and most likely water. I also look at what other people are doing in the area. If the street is full of mobile homes, there's a good chance you can put one there too.

That's just an educated guess. The real answers come from phone calls.

Electricity

Look for power lines on Google Earth, then call the power company for that area. Ask what it would take to get service to the lot.

In my experience, power companies are super helpful. They want to sell you electricity, so they'll usually work with you. Just know the cost goes up the farther you are from the nearest pole, so get a quote before you buy.

Water

Water is usually run by a co-op or the city. Call them and ask if service is available at the lot and what it costs to hook up.

Sewer and septic

You either hook up to city sewer or you put in a septic system.

City hookups are usually simple and handled by the same office as water.

Septic is a bigger deal. It doesn't have to be complicated, but it is a real expense, and it has to be permitted. In Texas that usually goes through the county or the state health department.

The first thing they'll want is a perc test. It measures how fast water soaks into the ground. Sandy soil soaks it up fast and needs a smaller system. Clay or rock soaks slowly, so you need more leach lines, and a standard system may not fit on a small lot. There are other system types that can work, but they cost more.

Your first step is a call to the county or health department.

Going off grid

Off grid has never been easier. Solar panels and batteries are better and cheaper than ever.

For water you can drill a well, haul it in or collect rainwater.

• A well can be great once it's in, but it's an unknown cost. Drillers charge by the foot, and nobody knows exactly how deep they'll go until they're drilling. Have an honest talk with yourself about your budget first.
• Hauling water is simple and not too expensive. Jugs, totes on a trailer, whatever works. The only catch is when you're out, you're out.

The takeaway

Make the calls before you buy. Power company, water provider, county. Three calls and you know what you're really working with.

Heads up. I'm not a lawyer, a Realtor, a title agent or a financial advisor. I'm just a guy who buys and sells a lot of land. This post is general information from my own experience, not legal, tax or financial advice. Every state, county and deal is different, so talk to a qualified professional about your situation before you make a decision.