Joshua Tree Water/Electric Utilities

Buying & Selling Real Estate
6yFollow

Joshua Tree Water/Electric Utilities

Jason Silver
Member since 2020 · 2 posts · 3 votes

Hi there - Doing diligence on the ballpark costs of buying and building on raw Joshua Tree land.  Does anyone have an idea of how much it *ballpark* costs to run water and electricity to a property? 

How vastly different are the prices if water/electric are "on the street" versus not?

How much does is cost to drill a well for water if a water pipeline isn't close to the property?

Thanks for all your insight.

Jason

3Reply
306 views

Most Popular Reply

Kristi Kautz
Rental Property Investor · Landers, CA · Member since 2016 · 38 posts · 59 votes
6y

Hi! I'm in the process of looking in the hi-desert, as well. We moved out here full time and are renting during our search. We originally wanted to remodel a house, but the market has dried up and we can't find anything that works for us, so now considering buying land and building from scratch (this would eventually be for Airbnb by the way). We've met with a few contractors, and have been told that drilling a well is typically an average of $40k. New septic will be $5-6k if the land qualifies for a standard septic. Electric depends on how close other electric poles are to you. It can be pretty expensive if there's no other electric nearby (can't remember, but I think I read like $1k per pole, maybe more?) For a water meter connection, I've heard that in some towns like 29 palms, it can be really affordable, and in other parts of the hi-desert, it can be around $16k. And the wait list for a meter, depending on where you are, can be many months, if not more. In Pioneertown, they have a lottery where every few months they choose 5 parcels that are already on the list. Just writing this, I'm starting to talk myself out of building from scratch! Good luck with everything!

6Reply
See this reply in the discussion

22 Replies

Jump to latestLatest
  • Kristi Kautz
    Rental Property Investor · Landers, CA · Member since 2016 · 38 posts · 59 votes
    6y

    Hi! I'm in the process of looking in the hi-desert, as well. We moved out here full time and are renting during our search. We originally wanted to remodel a house, but the market has dried up and we can't find anything that works for us, so now considering buying land and building from scratch (this would eventually be for Airbnb by the way). We've met with a few contractors, and have been told that drilling a well is typically an average of $40k. New septic will be $5-6k if the land qualifies for a standard septic. Electric depends on how close other electric poles are to you. It can be pretty expensive if there's no other electric nearby (can't remember, but I think I read like $1k per pole, maybe more?) For a water meter connection, I've heard that in some towns like 29 palms, it can be really affordable, and in other parts of the hi-desert, it can be around $16k. And the wait list for a meter, depending on where you are, can be many months, if not more. In Pioneertown, they have a lottery where every few months they choose 5 parcels that are already on the list. Just writing this, I'm starting to talk myself out of building from scratch! Good luck with everything!

    6Reply
  • Jason Silver
    OP
    Member since 2020 · 2 posts · 3 votes
    6y
    Thanks, Kristi!  Have you done any research in the cost of solar?

    Best,
    Jason
    0Reply
  • Kristi Kautz
    Rental Property Investor · Landers, CA · Member since 2016 · 38 posts · 59 votes
    6y

    Hey Jason - sorry I'm just seeing this! Yes, we just installed solar on both of our Airbnbs in Yucca Valley this past March, and I believe it was about $40k per house. We didn't finance - just paid in full!

    @Jason Silver

    2Reply
  • ELAINE ASADA
    Member since 2020 · 2 posts · 0 votes
    5y

    Hello! I hope it’s ok for me to jump in on this thread but I’ve learned so much from these posts already! 

    I’m looking at a property in Yucca Valley without water (grandfathered in for hauling) but it makes me nervous. 

    Can you chat with me about cost of drilling and also about gas vs electricity? 

    I just put my first offer in and very very nervous! 

    Thank you! 



    1Reply
  • ELAINE ASADA
    Member since 2020 · 2 posts · 0 votes
    5y

    @Kristi Kautz 

    0Reply
  • Kristi Kautz
    Rental Property Investor · Landers, CA · Member since 2016 · 38 posts · 59 votes
    5y

    @ELAINE ASADA Not sure how I missed this message, but I’m just seeing it. Sorry for the delay! How did it go with your offer? We also put an offer on a house with hauled water only a few weeks ago...I wonder if it was the same one! Was it on Valley Vista Rd? Because of that offer, I now know A LOT about hauled water, and can share all of that info if you still need it. I also know a lot about drilling wells. Almost too much. Lol. On that particular property, it was unlikely that a well would be possible. But I eventually decided that hauled water isn’t that big of a deal. I can elaborate more on that decision if you’d find it helpful. Why don’t you DM me and let me know what questions you still have, and I’ll try my best to answer them!

    2Reply
  • Pavel Nganpi
    Member since 2020 · 3 posts · 0 votes
    5y

    Hello Kristi! sorry not trying to hijack this post but there’s just so much good information here!

    I am the process of buying land in 29 palms and would love to build for Airbnb too. I am lucky I get et electricity off the road since it’s close to the road, but was told I will probably need a well water. Wondering if you could help educate me on some Options for water and cost estimate.

    Thanks much in advance!

    Happy Holidays

    0Reply
  • Pavel Nganpi
    Member since 2020 · 3 posts · 0 votes
    5y

    @Kristi Kautz

    0Reply
  • Kristi Kautz
    Rental Property Investor · Landers, CA · Member since 2016 · 38 posts · 59 votes
    5y

    @Pavel Nganpi - I don't know much about 29 Palms and how deep the water basin is there (which will determine how expensive it will be to drill a well)... I tend to avoid 29 Palms because I heard rumors that they're trying to implement Airbnb restrictions (like how many Airbnbs can operate in a neighborhood, etc.). But I've heard the cost of drilling a well can be anywhere from $30k-$50k and upwards. But it all depends on your water basin. I'd recommend calling local well drilling companies and they can give you a better idea. You can also call Southwest Groundwater Surveys (800-394-6207) and schedule a sonar test to get a more accurate quote. It's expensive, but worth it during the escrow process to make sure there's enough water available under your land.  

    1Reply
  • Pavel Nganpi
    Member since 2020 · 3 posts · 0 votes
    5y

    @Kristi Kautz thanks for taking the time to fill me in on this!
    Grateful and Happy New Year.

    Best

    0Reply
  • Megan Wilford
    Member since 2021 · 2 posts · 0 votes
    5y

    @Kristi Kautz sorry to also jump on to this post, but I’m curious about hauling water to a Joshua Tree property and it looks like you know all about it! I’m planning to buy raw land and just use a large water tank instead of drilling a well. Do you know approximate costs of having water hauled in? And are there any laws that you know of requiring you to either drill a well or be hooked up to water? Thanks!

    0Reply
  • Kristi Kautz
    Rental Property Investor · Landers, CA · Member since 2016 · 38 posts · 59 votes
    5y

    @Megan Wilford The price of hauled water is $140/2500 gallon load, $280 for 5000 gallons; however, from my understanding, in order to be able to use hauled water, a property must be grandfathered in.

    1Reply
  • Megan Wilford
    Member since 2021 · 2 posts · 0 votes
    5y

    @Kristi Kautz ok thanks for the info!

    0Reply
  • Safora Nowrouzi
    Member since 2021 · 1 post · 0 votes
    5y

    @kristi allain thank you for all the amazing information. Would you happen to know if whether the title report of a  vacant land would show that it's been grandfathered in for hauling water? Or basically, how would I know if the land is grandfathered in prior to placing an offer?

    0Reply
  • Nasser Alzoubi
    Member since 2021 · 1 post · 0 votes
    5y

    Kristi, thank you for the amazing information. I believe we all here in the same boat trying to buy a land for investment. I was told that hauled water is not allowed in Joshua tree anymore, specially for short term rental businesses. Do you know anything about this? 


    Also, do I need a stamp drawing and city/county approval to just put and RV or pre-fab bedroom in a land for Airbnb rentals? 

    Is there a better way to contact you for more information? 

    Thank you! 

    0Reply
  • Jose Manuel Arellano
    Member since 2021 · 1 post · 0 votes
    5y

    Hello @Kristi Allain Kautz. I’m currently under contract for some land in JT. I would greatly appreciate any information pertaining to drilling wells vs hauled water. How does one know if the land is grandfathered for hauled water? Which companies did you use for these services? Thank you for your time.

    0Reply
  • Kristi Kautz
    Rental Property Investor · Landers, CA · Member since 2016 · 38 posts · 59 votes
    5y

    @Safora Nowrouzi - As far as I know, there is no vacant land that's grandfathered in for hauled water. Only existing houses that already had hauled water at the time of the ban being passed are able to be grandfathered in. 

    1Reply
  • John P.
    New to Real Estate · San Diego, CA · Member since 2013 · 12 posts · 0 votes
    5y

    Glad I saw this thread. Thanks for all your insight and help @Kristi Kautz.

    Just wondering, what has your general experience been working directly with the city/county?

    Are they generally pretty helpful and pro-development?

    Do you recommend having well-developed plans going into an information meeting with the city and county?

    Do they advise on utilities, or did you need to contact each utility company separately to get quotes for last-mile installations?

    What types of other topics do they advise on?

    Thanks again for your help!

    0Reply
  • Kristi Kautz
    Rental Property Investor · Landers, CA · Member since 2016 · 38 posts · 59 votes
    5y

    @John P. - I've only worked with SB county - all my properties are unincorporated so not in the city. The county is pretty helpful when it comes to questions about permits and building codes. I'm pretty sure they don't advise on utilities, but you could ask them. As far as I know, you have to contact the utility companies directly. That's what I've always done. Don't expect to get a quote from Edison unless you have well-developed plans in place. Many of my friends have said that the county is much more helpful if you just show up to their office in person, and they're usually glad to answer any questions you have. That said, I've never actually been to their office and have done all of my communications via phone and email, and that was fine, although it probably took a lot longer than if I had just gone in.... but it was during covid the last time I dealt with them (for issues getting my STR permit), so I wasn't able to go in person at the time. I don't think well-developed plans would be necessary if you just want to ask them questions, but you'll definitely need them when applying for a building permit, depending on what you're doing. Hope that helps!

    0Reply
  • Hui Zhen Ng
    Architect · Los Angeles · Member since 2021 · 3 posts · 0 votes
    4y

    not sure if this was posted previously but if you go onto SB county's website you can look up the parcel number and find out if it has water, gas, elec, sewer on site!
    http://www.sbcounty.gov/assess...

    0Reply
  • Eric Mcginn
    Real Estate Investor · Chico, CA · Member since 2016 · 248 posts · 105 votes
    3y
    vacant land is never grandfathered in. Only existing permitted recreational cabins are. 


    Quote from @Jose Manuel Arellano:

    Hello @Kristi Allain Kautz. I’m currently under contract for some land in JT. I would greatly appreciate any information pertaining to drilling wells vs hauled water. How does one know if the land is grandfathered for hauled water? Which companies did you use for these services? Thank you for your time.


    0Reply
Join the conversationCreate a free account to reply, vote on answers and follow this thread.
Log InJoin for Free