Utilities on Raw Land: How to Get Power, Water, Septic and Internet

By LandyDandy

Many cheap rural lots have no utilities. That is often part of why they are cheap. Before you buy, find out what it would take to get power, water and a way to handle wastewater, and get the answers in writing.

General information, not legal, tax or financial advice. Rules differ by state and county and change over time. LandyDandy is a land marketplace, not a law firm, lender or title company. Each seller on LandyDandy sets their own terms. Before you sign or pay anything, check with the county and a licensed real estate attorney or title company in the state where the land is.

The short answer

• "Utilities nearby" is not the same as "utilities on the lot." Ask the power company for a written line-extension quote for this parcel.
• Utilities set their own extension rules. One co-op gives the first 1,400 feet free; another charges per foot past a set distance. [S19][S20]
• A private well is your responsibility. Federal drinking-water rules do not cover private wells. [S17]
• Test well water at least once a year for bacteria, nitrates, dissolved solids and pH. [S18]
• If you will live on the land, ask the county early about wastewater (septic). See our perc test and septic guide.

Power: get a written quote from the utility

Start by finding out which company serves the parcel. In rural areas it may be an electric cooperative. The county or a neighbor can usually tell you.

Then call the utility and ask for a line-extension quote for that exact parcel. Give them the parcel number and a map. Ask for the answer by email or letter.

Utilities publish their own rules for who pays for new line. Two examples, only to show how different they can be:

• Central Virginia Electric Cooperative says on its website that it supplies the first 1,400 feet of line to a residential customer at no cost, and charges $8.17 per foot beyond that. [S19]
• Cullman Electric Cooperative in Alabama, in a policy last amended in 2023, charges $13 per foot for overhead line beyond 400 feet and $20 per foot for underground line beyond 260 feet. The co-op says these rates can change. [S20]

Your utility may be very different. Do not use these numbers as an estimate for your land. Use them as a reason to ask.

Questions to ask the utility:

• Where is the nearest line that can serve this lot?
• How many feet of new line would I need?
• What do I pay, and what does the utility pay?
• Do you need an easement across a neighbor's land to reach me? (See our road access and easements guide.)
• How long does a new service usually take?

One land consultancy notes that power extension, well drilling and septic all need a local quote because costs vary widely. [S9]

Water: wells, well records and hauled water

Wells

Where there is no public water line, a private well is a common water source. Federal drinking-water rules do not cover private wells. Keeping the water safe is the owner's job. [S17]

Before you buy:

• Ask the seller if there is a well. If there is, ask for any records they have.
• Check state well records. Some states publish well logs that show how deep nearby wells are and how much water they produce. Ask your state's water or natural resources agency.
• Ask a local well driller what wells in that area usually need. Get a written quote if you plan to drill.
• Ask the county if a permit is needed to drill.

If there is an existing well, test the water. The CDC says to test at least once a year for total coliform bacteria, nitrates, total dissolved solids and pH. Ask your local health department what else to test for where you live. [S18]

For how a well affects land value, read how much value a well adds to vacant land.

Hauled water and cisterns

Some owners haul water and store it in a tank or cistern. This can work for weekend use. Some counties have rules about water storage, or about hauled water for a full-time home. Check with the county before you count on it.

Water rights

In some states, especially in the West, using water can depend on water rights, not just on owning the land. If the listing mentions a spring, pond or creek, ask what rights come with the land. A local attorney or the state water agency can answer this.

Wastewater: plan for septic early

If you plan to live on the land, the county will likely ask how you handle wastewater. In most states, local health departments issue permits for septic systems. [S10]

A septic drainfield needs soil that can absorb and treat water. [S11] That is why a soil test (often called a perc test) matters so much on raw land. Read the full perc test and septic guide.

Off-grid solar: what to plan for

Off-grid solar means you make and store all your own power. Here is what to think about. We do not give prices here because they change fast and depend on your needs.

• Your load. List what you will run: lights, fridge, well pump, heating, tools. A well pump can be one of the bigger loads.
• Batteries. Off-grid systems need batteries to store power for nights and cloudy days.
• Backup. Many off-grid owners keep a generator for long cloudy spells.
• Sun exposure. Trees, hills and the direction the land faces all matter.
• Permits and inspections. Some counties require electrical permits and inspections for solar systems, even off-grid ones. Ask before you install.
• Quotes. Get at least two written quotes from local installers who have built off-grid systems before.

Internet and phone

Rural internet can vary from road to road. Before you buy:

• Check cell signal on the land itself, with your carrier.
• Look up which internet providers serve the address.
• Ask neighbors what they use.

Satellite internet works in many remote places, but check coverage and terms for the exact location.

Questions to answer before you buy

Write these down and get answers in writing where you can:

1. Who provides power here, and what is the written quote to reach this lot?
2. Is there a well? If not, what do wells nearby look like in state records?
3. Will the county permit a septic system on this lot?
4. Does the county allow hauled water or off-grid power for a full-time home?
5. Are there deed restrictions or HOA rules about solar, wells or tanks? (See our zoning and restrictions guide.)
6. What is my total budget for land plus utilities?

The last question matters most. On cheap land, utilities can cost more than the lot. Add the quotes to the price before you decide.

Frequently asked questions

How much does it cost to run power to raw land?

It depends on the utility and the distance. Each utility sets its own rules. For example, one Virginia co-op says it provides the first 1,400 feet free and charges $8.17 per foot after that. Ask your utility for a written quote for the exact parcel.

Who is responsible for well water quality on private land?

The owner. Federal drinking-water rules do not cover private wells. The CDC recommends testing at least once a year for total coliform bacteria, nitrates, total dissolved solids and pH.

Can I live off-grid on any rural land?

Not always. Counties may have rules about wastewater, water supply and building permits, even for off-grid homes. Deed restrictions or HOA rules can also limit tanks, solar panels or structures. Ask the county and read the deed before you buy.

How do I find out if a well is likely to produce water?

Some states publish well logs that show the depth and yield of nearby wells. A local well driller can also tell you what is typical in that area. Neither is a guarantee, so treat it as a guide.

Do I need a septic system before I can live on land?

Often, yes, if you will live there full-time. In most states, the local health department permits septic systems. Ask the county what it requires for your plans.

Next steps on LandyDandy

Many listings on LandyDandy are raw lots without utilities. Read the listing details, then message the seller and ask what they know about power, water and septic. Browse owner-financed land or start with a state, such as Arkansas, New Mexico or Arizona. Get the utility quotes before you sign.

Every county and utility is different. Before you buy, talk to the county, the utility, and a local real estate attorney or title company.

Sources

1. [S9] Landisle Consulting — Land due diligence (2026) — https://landisleconsulting.com/land-due-diligence — electric extension, well drilling and septic: "Local quote required (varies widely)"
2. [S10] EPA — Frequent questions on septic systems — https://www.epa.gov/septic/frequent-questions-septic-systems — in most states, local health departments issue septic permits
3. [S11] EPA — How your septic system works — https://www.epa.gov/septic/how-your-septic-system-works — drainfield in unsaturated soil; soil treats wastewater
4. [S17] EPA — Private drinking water wells — https://www.epa.gov/privatewells — private wells not regulated by the federal government under the Safe Drinking Water Act; owners responsible for safe water
5. [S18] CDC — Guidelines for testing well water — https://www.cdc.gov/drinking-water/safety/guidelines-for-testing-well-water.html — test at least once a year; ask the health department what else to test
6. [S19] Central Virginia Electric Cooperative — Power line extensions — https://www.mycvec.com/faqs/power-line-extensions/ — first 1,400 ft free for residential; $8.17/ft beyond (one utility's example; page undated, read 2026-10-07)
7. [S20] Cullman Electric Cooperative — Policy 403-A, Line Extension for Owner Occupied Residential (amended June 15, 2023) — https://cullmanec.com/sites/default/files/developer-forms/403A-Residential.pdf — $13/ft overhead beyond 400 ft; $20/ft underground beyond 260 ft; "subject to change"

Internal links to make (build note, not page copy)

• From this guide → "perc test and septic guide" → /perc-test-and-septic-on-raw-land (guide 03; 404 until the guide set ships)
• From this guide → "how much value a well adds to vacant land" → /how-much-value-does-a-well-add-to-vacant-land (200)
• From this guide → "road access and easements guide" → /landlocked-land-road-access-easements (guide 04; ships with the set)
• From this guide → "zoning and restrictions guide" → /zoning-deed-restrictions-hoa-raw-land (guide 08; ships with the set)
• From this guide → "owner-financed land" → /owner-financing-land; state hubs /arkansas, /new-mexico, /arizona (all 200)
• To this guide ← /how-much-value-does-a-well-add-to-vacant-land ("getting power and water to raw land")
• To this guide ← /land-due-diligence-checklist (utilities section)
• To this guide ← /living-in-rv-tiny-home-on-raw-land ("utilities on raw land")