Utilities, septic and the cost to build

Power at the road is not power at the building site. On rural land, the gap between a parcel and a serviced building site is often the largest single number in the whole project, and it is knowable before you buy.

Last reviewed October 29, 2026

Electricity

The question is never whether power exists nearby. It is what the serving utility will charge to bring it to your building site.

Ask the utility for a written line extension estimate for the specific parcel number and the specific point where you intend to build. Costs are driven by distance, terrain, whether the line is overhead or must be buried, how many poles or transformers are needed, and whether easements must be obtained from neighbours before the line can be run.

Utilities usually have an allowance schedule that covers a portion of the cost, with the rest charged as a contribution in aid of construction. Ask for both numbers. A long run across rough ground can cost more than the land.

If grid power is impractical, an off-grid system is a real option with a real price. Price the whole system: panels, batteries, inverter, backup generator and fuel, and plan to replace batteries within the ownership period.

Water supply

A parcel is served by a public or community water system, or by a private well, or by hauled water and storage.

For a public connection, ask about the tap or impact fee, the distance to the nearest main, whether the main has capacity, and whether a line extension is required. These fees are often substantial and are usually non-negotiable.

For a well, ask a local driller what depth is typical in that area, the cost per foot, the cost of casing, the pump and the pressure system, and whether dry holes are common nearby. Confirm well permitting separately, because in some basins a permit is not available at any price.

Septic, perc tests and soil

Without a sewer connection, a building site needs an on-site wastewater system, and that needs soil that will accept one.

A percolation test or a soil profile evaluation, depending on the jurisdiction, determines whether a conventional system will work and how large the drainfield must be. Shallow bedrock, a high water table, heavy clay or steep slopes can all mean a conventional system is not permissible.

Where conventional is not possible, alternative systems exist, such as mound, sand filter or aerobic treatment units. They work, and they commonly cost several times a conventional system and carry ongoing inspection and maintenance obligations.

The permit is issued by the county health or environmental department, and it is specific to a design, a location on the parcel and a number of bedrooms. If septic feasibility decides whether your purchase makes sense, make it a contingency and get the testing done before closing.

Sewer, gas and connectivity

Where public sewer exists, ask the same questions as for water: distance, capacity, tap fee, and whether a line extension or a lift station is required.

Natural gas service to rural parcels is uncommon. Propane is the usual substitute and needs a tank, a set, and access for a delivery truck in all seasons.

Internet is now a genuine siting factor. Check what is actually available at the parcel rather than in the ZIP code: fibre or cable if you are fortunate, fixed wireless where line of sight exists, cellular with an external antenna, or satellite. Coverage maps are optimistic. Ask a neighbour.

Getting a real number

Build the estimate parcel by parcel, in writing, before the contingency period ends: electric line extension, water tap or well, septic design and installation, driveway and culvert, and any impact or capacity fees the county charges.

Add the driveway. On a long or steep approach, the driveway, culvert and drainage can rival the utility costs, and the county may require a permit and a specified construction standard.

A parcel that looks cheap per acre and needs a hundred thousand dollars of site work is not cheap. A parcel priced higher with power at the building site and a passing perc test may be the better purchase.

Common questions

What is a perc test and do I need one?

A percolation test measures how quickly soil absorbs water, which determines whether a septic drainfield will work and how large it must be. If the parcel has no sewer connection and you intend to build, you need it, or the soil evaluation your county uses instead.

How much does it cost to run power to a parcel?

It depends entirely on distance, terrain, and the serving utility, which is why the only useful number is a written line extension estimate for your specific parcel and building site. Ask for the allowance and the customer contribution separately.

Can I buy land and live in an RV while I build?

Sometimes, and it is a local question. Many counties limit temporary occupancy, require a permit, or require an approved septic connection first. Ask the planning and health departments before assuming it.

Does a listing showing "electric available" mean it is connected?

No. It usually means a line exists somewhere nearby. Treat it as a prompt to get a written estimate, not as a statement about the building site.

Check it with the source

This is general information, not legal, engineering or financial advice. Rules vary by state and county and they change. Get the answer that matters to you in writing from the office that issues it.

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