Course Progress27% Complete

    Lesson 10 of 37

    Module 3: Explaining What Buyers Can Do With the Land

    Utility verification tools showing water droplet, power plug, wifi signal, and checkmark on clipboard representing utility research

    How to Verify Utilities (Water, Power, Septic, Internet)

    Utilities are one of the first questions buyers ask about land. Can they hook up to power? Is water available? What about septic or sewer? Can they get internet? A property might look perfect in photos, but if buyers can't get answers about utilities, most won't even make an offer.

    The good news is that verifying utilities isn't complicated. It just takes a little research and a few calls. Once you know the basics, you'll be ready to answer buyer questions clearly and confidently.

    1Step 1: Check the County Property Appraiser or GIS Map

    The first and easiest place to start is your County Property Appraiser site or the GIS parcel map.

    • Search your property by address or APN (parcel number).
    • Many county property records will show whether a parcel has access to public water, sewer, or power.
    • Look for fields labeled "Utilities," "Improvements," "Water/Sewer," or "Electric."

    If nothing is listed, don't assume. Not every county keeps these fields updated, so you'll need to dig deeper.

    Pro Tip: Compare With Neighbors

    • Pull up parcels on the same street that are already developed (houses, mobile homes, or businesses).
    • See what utilities they're using (public water vs. well, sewer vs. septic, etc.).
    • If you're still unsure, use the same "neighbor outreach" strategy from the Bonus Section:
      • Send a quick text, call, or letter to a neighbor asking what they use for water, power, or internet.
      • Most will happily share, since they've already gone through the process.

    This quick comparison often gives you a reliable preview of what's possible on your lot — before you even call the county or utility companies.

    2Step 2: Verify Water

    Public/City Water

    • Start by searching Google for "[County Name] water utility department" or "[County Name] public utilities."
    • Many counties also have this linked directly from the Property Appraiser site or the county website homepage under "Utilities" or "Public Works."
    • If the property is within city limits, check the city government site first, since city utilities often manage water hookups inside city boundaries.

    When you call, ask:

    • "Is there public water service available at [property address or APN]?"
    • "Where is the nearest water line in relation to this parcel?"
    • "What are the hookup fees and requirements to connect?"

    Well Water

    • If public water isn't available, most parcels will require a well.
    • Call the County Health Department or Environmental Services office (Google: "[County Name] well permits" or "[County Name] health department wells").

    Ask:

    "Are wells permitted on this parcel, and what is the process to install one?"

    Pro Tip: Always write down the department name, contact info, and who you spoke with. Buyers love seeing that you've done the homework, and it makes you look like a pro.

    3Step 3: Verify Sewer or Septic

    Public Sewer

    • Start by searching Google for "[County Name] sewer authority" or "[County Name] utilities department sewer."
    • If the land is inside city limits, check the city utilities website first — many cities handle sewer connections themselves.
    • County GIS or Property Appraiser records sometimes list "Sewer: Yes/No," but don't rely on this alone. Always confirm directly.

    When you call, ask:

    • "Does this property have access to public sewer, or is it septic only?"
    • "If sewer is available, where is the nearest line and what are the hookup costs?"

    Septic System

    • If public sewer isn't available, the parcel will almost always require a septic system.
    • Search Google for "[County Name] septic permits" or "[County Name] health department septic."
    • This will usually lead you to the County Health Department or Environmental Services office.

    When you call, ask:

    • "What's the process to get septic approval for [parcel address or APN]?"
    • "What are the requirements for a perc test and how do I schedule one?"

    Key Term: Perc Test (Percolation Test) — This soil test determines whether the ground can absorb wastewater safely. Many counties require a passing perc test before septic approval.

    Important Note if Both Well + Septic Are Needed

    If your property requires both a well for water and a septic system for sewer, make sure there's enough space to legally install both. Counties often have setback rules that require a certain distance between a well and a septic tank/drain field to prevent contamination.

    • Ask the county health department: "Are there minimum spacing requirements between a septic system and a well on this parcel?"
    • Knowing this upfront will help you confidently answer buyer questions and avoid surprises during their due diligence.

    ⚡ Key Takeaway:

    Buyers will almost always ask about sewer or septic. Confirming access (or the process to install septic) makes your land stand out and builds trust instantly.

    4Step 4: Verify Power

    Start With a Visual Check

    The easiest way to get a first idea is to look for power lines along the road by your property.

    • If you see poles and lines running directly in front of the parcel, that's the best-case scenario.
    • If you don't see any nearby, look up and down the street — sometimes the nearest line is a few hundred feet (or more) away. Even at that distance, it's usually a good sign. It means power can be extended for a fee. It may be costly, but at least it's possible and attainable.
    • Look on the map for the closest developed lots near your property. If they have homes or businesses, chances are they're connected to power, and you'll know lines are in the area.
    • If the nearest line is thousands of feet away, that's when the property is more likely to be off-grid, since very few buyers will pay to extend service that far.

    Call the Local Electric Utility Company

    Next, confirm officially. Search Google for "[County Name] electric utility" or check your county's website for the electric service area map. If you know which neighbors are developed, you can even ask them who their power provider is.

    When you call, provide the parcel address or APN and ask:

    • "Is there power service available at this property?"
    • "If not, where is the nearest power line?"
    • "What would it take to get power service to this lot?"

    In most cases, the utility company will need to open a work order and send an engineer to visit the site. The engineer will assess the distance, poles, and setup, then give you a cost estimate. This service is usually free and may take a few days to a week.

    Why This Matters

    • If power is at the road, you can confidently advertise: "Power available through [Utility Company]"
    • If power is nearby but not on the lot, you can still say: "Power nearby, available for this property through [Utility Company]."
    • If power is very far, present the property as a good off-grid opportunity.

    5Step 5: Verify Internet

    Internet is becoming one of the most common questions buyers ask — even for rural or recreational land. The good news is that you don't need to provide high-tech details. You just need to confirm whether traditional providers service the area and then mention reliable alternatives.

    How to Check Service Availability

    • Search Google for: "[County Name] internet providers" or "[Zip Code] internet providers."
    • This usually pulls up the big names in the area (Comcast, Spectrum, AT&T, etc.).
    • Use the FCC Broadband Map (Google "FCC Broadband Map"). Enter your parcel address to see what providers report coverage there.
    • Call local providers directly. Give them your parcel address or a nearby developed address if your land doesn't have a street number yet. Ask:
      • "Do you provide service at this location?"
      • "What type of service is available (fiber, cable, DSL)?"

    Alternatives if Wired Service Isn't Available

    Not every parcel will have traditional wired internet, and that's okay. Many buyers are satisfied with modern alternatives:

    • Starlink (by SpaceX): Satellite-based, high-speed internet available almost anywhere.
    • 5G Home Internet: Carriers like Verizon and T-Mobile now offer fixed wireless internet in many rural areas.

    Even if traditional wired internet isn't at the property, emphasize that internet access is still possible through these modern options.

    ⚡ Pro Tip:

    Buyers aren't expecting you to guarantee blazing-fast fiber service. They just want reassurance that they won't be completely cut off. A simple statement like "Internet available via Starlink or 5G home service" is enough to keep interest high and hesitation low.

    6Step 6: Document Your Answers

    Don't just make calls — keep a record of everything you learn. This not only helps you stay organized but also makes you look professional and trustworthy to buyers.

    How to Document Effectively

    • Write down names, titles, and phone numbers of the people you speak with. Example: "Spoke with John Smith, Planner at XYZ County Planning Dept, on March 12."
    • Note the exact answers you received. Keep it short and clear, like: "Water available at the road; hookup fee $1,200 confirmed with Utilities Dept."
    • Save dates. Buyers love knowing the info is current and not something you pulled from years ago.
    • Keep screenshots or PDFs of zoning pages, utility maps, or email confirmations. These can be shared with serious buyers to build instant trust.

    Why This Matters

    • If a buyer asks the same question, you can give them a confident, clear answer instead of trying to remember.
    • If a buyer wants to double-check, you can point them directly to the source or even share your notes.
    • Organized notes make you look like a pro — far more credible than the average land seller who just says, "I think so."

    ⚡ Key Takeaway:

    Buyers don't expect you to install utilities. They just want to know what's possible. By confirming water, sewer/septic, power, and internet ahead of time, you'll remove hesitation and make your property stand out from the 80% of listings that skip this step.

    🔎 AI Tools Bonus: Utility Contact Finder & Call Prep

    Enter only the basics → get the right utility contacts + call scripts

    • Use Case

    Quickly figure out who to call about water, sewer/septic, power, and internet for any parcel. Paste in just the property basics and get a clear checklist of departments, providers, and one-line call scripts to confirm availability and costs.

    • Prompt

    Act as my land utilities research assistant. Based only on the property basics I provide, identify the correct utility providers or government offices for:

    • 💧 Water (city/county utility or Health Dept for wells)
    • 🚽 Sewer or septic (utility dept or Health/Environmental Services for perc/septic)
    • ⚡ Power (local electric utility or co-op)
    • 🌐 Internet (wired providers + Starlink/5G fallback)

    Output sections:

    • Utility Directory: List the right office/company names (or "find via ___ county website" if unknown).
    • Contact Checklist: Who to call/email + the exact questions to ask for each utility.
    • Call Scripts: Short, ready-to-use scripts for each utility (use APN/address I provide).
    • Buyer-Facing Lines: 1–2 clear, positive phrases I can use in a listing once confirmed (e.g., "Power available at road via ___").
    • Next Steps: If anything can't be identified from my inputs, tell me where to look (e.g., "Check city limits map," "Search [County] Public Utilities site").

    Rules:

    • Do not assume availability — if unclear, flag as "verify with ___ dept."
    • Keep answers simple and actionable (department names, links, phone/email if known).
    • Always separate research checklist (for me) from buyer-facing lines (for marketing).

    • Inputs

    • County & State: (e.g., Marion County, FL)
    • City / Within City Limits? (yes/no/unknown)
    • Parcel info: APN and/or street address (if any)
    • Nearby development: e.g., "Houses on same road" or "Mostly vacant"
    • Goal: e.g., "Confirm utilities for listing description"

    • Example Input

    County & State: Marion County, FL

    City / City Limits: Outside Ocala city limits

    Parcel info: APN 4000-123-456, 000 NW 150th Ave

    Nearby development: Mix of single-family homes + mobile homes within ½ mile

    Goal: Confirm utility availability for listing description

    Ready to learn more about explaining land use? Let's continue with the next lesson.

    💰 Get a Cash Offer Today

    Want speed over everything else? Skip the learning curve and get a fair cash offer in 24 hours. Close in days — no listings, no commissions, no waiting around. Just a fast, hassle-free payout.

    🏆 Work With a Vetted Land Agent

    When your land is worth $100K+, it deserves more than guesswork. Our Vetted Land Agents are specialists who handle everything — professional marketing, pricing strategy, buyer negotiations, and closing — so you don't risk costly mistakes. With fewer buyers at the high end, expert execution is what gets you maximum value and a bigger check.