Water and sewer
Public water and sewer typically add value. Well and septic are common in rural areas and workable, but introduce soil tests, perc results, and separate permitting.
Even with public service in the area, capacity, tap fees, and extension costs can vary a lot.
Power and gas
Overhead power at the street is often straightforward. Underground service, long runs, or transformer upgrades can be more expensive than owners expect.
Natural gas may or may not be available; many builders design for electric-only if gas is not present.
Stormwater and drainage
Modern subdivisions handle stormwater carefully. On an individual lot, drainage design can affect everything from grading to foundation type.
Tap fees and extensions
Tap fees, impact fees, and utility extension agreements can add real cost. These are knowable — buyers just need to call the utility and the local jurisdiction.
Practical examples
- A lot with sewer at the street may still require a lateral, tap fee, and permit before it is truly available.
- A rural lot with no public sewer may still be excellent land if soils support a conventional septic system.
Seller takeaway
If you know what utilities the property has — or does not have — share it. If you are not sure, that is fine.
Submit your lotBuilder takeaway
Call the utility and the jurisdiction early. Tap fees and capacity constraints can shift underwriting more than any other single line item.
Join builder buyer listQuestions to ask before moving forward
- →What utilities are at the property line versus down the street?
- →What are current tap and impact fees?
- →Are there capacity constraints in this area?
Related reading
Put this into practice
Submit your lot for review, or tell us what you're buying. We connect landowners with real demand and help builders find off-market lots that fit their criteria — subject to due diligence.
Disclaimer: This article is educational only. It is not legal, engineering, environmental, title, or tax advice. Land rules vary by city, county, state, parcel, and project. Always consult qualified professionals before making decisions about any specific property.