Real Estate Investor · Prince Geroge's County, MD · Member since 2012 · 392 posts · 104 votes
I understand it varies but if you have a .5-1 acre infill lot what would be your average lot prep expenses? How much would you add for not being level or if treed lot? Thanks!
Developer · Austin, TX · Member since 2010 · 371 posts · 284 votes
11y
The basic list you need to be concerned with is as follows:
1) Full survey (tree, topo, title)
2) Soil test
3) Tree removal if necessary
4) Utility hook ups - varies greatly by municipality, you will need water, waste water, telco and electric.
5) Check for utility easements. These can kill a project and in many cases explain why an infill lot isn't being developed
6) Check CC&Rs to ensure that the neighborhood plan doesn't have any restrictions that apply to your project
7) Check the Plat to ensure there are not special restrictions listed on it - These can be a gotcha as they aren't in the CC&Rs, but may still be enforceable
Now you are ready to design which sets up a new list
1) Foundation design - hire an engineer, soils and slope will impact the cost
2) Retaining walls if you have a slope
3) Water retention or drainage - If the lot is large enough you may need a water management plan on how to handle storm drain flow, check with your municipality
I may have left something out, and I am always learning, but this is my basic list.
Appraiser · Oak Park, IL · Member since 2014 · 56 posts · 2 votes
11y
I would refer to a cost manual, such as Marshall-Swift, where costs for earth movement/fill are given, by the cubic yard. There are other costs provided in that publication as well, including compacting soil.
Developer · Austin, TX · Member since 2010 · 371 posts · 284 votes
11y
The basic list you need to be concerned with is as follows:
1) Full survey (tree, topo, title)
2) Soil test
3) Tree removal if necessary
4) Utility hook ups - varies greatly by municipality, you will need water, waste water, telco and electric.
5) Check for utility easements. These can kill a project and in many cases explain why an infill lot isn't being developed
6) Check CC&Rs to ensure that the neighborhood plan doesn't have any restrictions that apply to your project
7) Check the Plat to ensure there are not special restrictions listed on it - These can be a gotcha as they aren't in the CC&Rs, but may still be enforceable
Now you are ready to design which sets up a new list
1) Foundation design - hire an engineer, soils and slope will impact the cost
2) Retaining walls if you have a slope
3) Water retention or drainage - If the lot is large enough you may need a water management plan on how to handle storm drain flow, check with your municipality
I may have left something out, and I am always learning, but this is my basic list.
So just looking at rough costs (like I know roughly it takes $9k for me to do a kitchen, etc) what would you be looking at with just lot prep? Is $25-30k a good estimation in your area? Am I missing anything outside of water management and retaining wall and do the numbers seems really off anywhere....
The basic list you need to be concerned with is as follows:
1) Full survey (tree, topo, title)
$800
2) Soil test
n/a not septic
3) Tree removal if necessary
$700
4) Utility hook ups - varies greatly by municipality, you will need water, waste water, telco and electric.
$800 water meter/hookup basic town charge
$7500 for grinder pump sewer system, electrical & gas lines.
5) Check for utility easements. These can kill a project and in many cases explain why an infill lot isn't being developed
n/a
6) Check CC&Rs to ensure that the neighborhood plan doesn't have any restrictions that apply to your project
n/a
7) Check the Plat to ensure there are not special restrictions listed on it - These can be a gotcha as they aren't in the CC&Rs, but may still be enforceable
n/a
Now you are ready to design which sets up a new list
1) Foundation design - hire an engineer, soils and slope will impact the cost
lucky to have a natural french drain 100 ft back from the home on the property line so ran all roof & sump wash to it.
2) Retaining walls if you have a slope
n/a
Our last build.....
Extras
Setback at least 180 ft from the road.
$1800 for millings for a large double width driveway base (crusher run/stone was a waste of time).
30 loads of free fill (we tapped into the local pool installers) then $4500 for 12 loads of clean top soil fill & several days of heavy equipment leveling.
$3500 for more top soil & hydro seeding of .7 acre (of the 1.75 acre build site).
We had looked at a beautiful 12 acre lot for $20,000 but the setbacks were over 300 ft & utility runs were a major cost issue. Also the large volume of fill required & major drainage issues.
The next one I want to do will be a ranch on a hill/ridge with a walkout.
Investor · Isabel, KS · Member since 2015 · 247 posts · 85 votes
11y
@Derek T. I had the same question in my mind. I own several empty lots which came with adjacent property I bought. I'd like to develop them but haven't been able to start those projects yet. I had wondered about general cost too
Investor · Isabel, KS · Member since 2015 · 247 posts · 85 votes
11y
specifically I was thinking about general cost on plumbing and drains on a 50x150 lot w alley sewer access and say a 30x50 or 30x60 by 6 inch thick concrete slab.
Developer · Austin, TX · Member since 2010 · 371 posts · 284 votes
11y
Sewer taps are usually our most expensive piece of land development.
$3,000 - TAP Plan created by Civil engineer for City of Austin
$1,500 - $15,000 - Tap fees imposed by City of Austin. That is not a typeo
$1,500 - Soil test
$600 - Survey
$1,400 - Foundation engineering
The cost of the foundation depends very much on the size, slope of lot, and soil type. It can be anywhere from $12/sqft to 18/sqft depending on if it is pier and beam or slab and how deep the piers are or how deep the slab is (slopes = more concrete).
Developer · Austin, TX · Member since 2010 · 371 posts · 284 votes
11y
Area of the foundation. It is typically on the lower end of that spectrum for a flat slab. But it can go up to the higher end if you have 20' piers through loose soil.
Severna Park, MD · Member since 2013 · 7k+ posts · 7k+ votes
11y
stormwater management pit , reforestation fee , rain tax , PG county welcome fee , school impact fee .
In anne arundel county it is sometimes cheaper to buy a house and do a tear down , the savings in fees is alot of times equal or greater than building on a new lot .
Contractor · Carolina Beach, NC · Member since 2014 · 157 posts · 89 votes
11y
Wow, I feel lucky now.... My permit costs, which included stormwater tap, two water meters, and sewer tap was $12.2k. I spent a little over $7k to clear a heavily treed lot and add 8 loads of fill. Survey for my entire project is $800, that includes plot, pin, foundation, and final survey.
Real Estate Investor · Prince Geroge's County, MD · Member since 2012 · 392 posts · 104 votes
11y
@Matthew Paul Thanks. I understand but it is our home base for rehabs so it this would be where we start with new construction if we decide to expand in this area.
Real Estate Investor · Prince Geroge's County, MD · Member since 2012 · 392 posts · 104 votes
11y
Here is the answer to the question in my area in case someone comes along later (and so I can access later lol). After a full day of calling people yesterday and today this is what I am getting......
Sewer hook up- $10,750
Water hook up- $7,250
Electrical hook up- $1,467
Gas- ??? they have to come give an estimate if in the area. Area I'm looking in the gas line is down the street and main would have to be extended, etc. Too much......
School Impact Fee- $15,489 (lower if within the Beltway)
Public Safety Surcharge- $2439 if within developed tier. $7314 if not.
Building Permit Fee- $1,645 if under 3500 sq ft (if more than some multiplier of sq ft)
Filing Fee- $800
Finished Basement Fee- $225
Grading Fee- $50
U&O- $25
Capital Park and Planning Fee- $5
Electrical Permits- $1000 (varies but $1k was a rough estimation for new construction)
Water Permits- $3000 (varies but was a rough estimation for new construction)
HVAC Permit- ????? (didn't check yet)
Stormwater/Site Plan Permit Fees- ????? (not sure....couldn't get connected with right people at permit office)
Site Plan/Stormwater Management/etc- $10,000ish is what I am seeing
Survey- $1,000ish
Excavation/Fill/Haul- $7-8k
Engineer- $2000ish
Rain Tax- $390
So $70,000-$75,000ish it what it seems just to get started in my county. I didn't add architect and probably missed some other stuff as well. But this gives me a good idea of what I need to buy land for. Seems like a lot lol!!! Maybe I should keep my rehabbing day job.
Real Estate Investor · Prince Geroge's County, MD · Member since 2012 · 392 posts · 104 votes
11y
@Matthew Paul I was asking since you are in the area and seem to have some new construction experience if you could look over the list and see if there was anything missed or if anything seemed off to you.
Real Estate Investor · Prince Geroge's County, MD · Member since 2012 · 392 posts · 104 votes
11y
What's surprising to me is that people are building in my county at 2500 sq ft with a basement and selling mid 300s with these costs and their overhead. Their building costs must be really low or they're getting land dirt cheap (or both).
What's surprising to me is that people are building in my county at 2500 sq ft with a basement and selling mid 300s with these costs and their overhead. Their building costs must be really low or they're getting land dirt cheap (or both).
You are pretty much on with what you wrote . I friend of mine is a civil engineer , he says when the costs of construction , permits , fees ,etc go up , the one factor that goes down is the land . If it doesnt the land sits . I know of a bunch of parcels that are for sale sitting because the sellers want xxxxx and after all the costs of developement there would be no money to be made . Remember , new construction is done by the cheapest contractors , cheapest materials , I know LOTS of contractors , NONE do work on new construction , unless its their own project , custom homes .
This is why tear downs are profitable , impact fees , capitol connection fees , etc dont apply . The $ 6000.00 to tear down and haul away id pennies in comparison.
Highland, MD · Member since 2015 · 109 posts · 52 votes
11y
With a tear down you still need the connection fees... You have to pay a plumber to disconnect water and sewer service, then pay to upgrade the service when you reconnect.
Most existing small homes have 5/8 or 3/4" water lines. The sprinkler systems require 1-1/2 or 1-1/4" water service. WSSC will charge a fee for the extra toilets so you have to order a toilet count before the demo to get credit if you have more then 1 toilet. Gas from Washington Gas is usually free if you promise to install the gas appliances on your load list.
If you are on Septic in Howard County the new BAT (best available technology) laws have increased the septic system from about 15,000 to 20,000 plus.
That said it is expensive!!!
Impact fees in Montgomery county are 25,000 for schools and 13,000 for transportation, anything over about 5200 square feet is an extra 2 bucks a foot. Take a look at the MLIS for lots in Montgomery county and check out the days on market!
Highland, MD · Member since 2015 · 109 posts · 52 votes
11y
FYI
Don't forget cellar computations and height restrictions on the infill lots in Montgomery County. R60 only allows for 2.5 stories so your basement has to be in (or is it out) of the ground a certain percentage to be considered a cellar (1/2 story) instead of a basement (full story)... shaking my head.