Raleigh NC New Homes: Communities, Lots and Land in the Triangle: How Much Does a Septic System Cost? Tips to Keeping Your Lot Affordable

Solid advice when looking at lots.My area is quite sandy and the average septic system here is more like 1600.00 unless you are on the Lake Murray shores. There I have seen 20K plus.

Most of my developer/builders will not consider buying land  unless it is serviced by public sewer and public water.....unless it's a gravel pit, Title 5 regulations in Ma. make septic systems very expensive to install....also, if the construction concept is one of density(i.e., a condo project or 40B development) a waste water treatment plant will be required.....public sewer eliminates all of that. 

Excellent.  Septic systems in my area are more expensive, in the $20K to $50K range.  It differs from county to county in MD and VA, but they are not inexpensive.  However, they open many opportunities for builders and buyers where public sewage disposal is not available. 

I advise inspection and service every 2-3 years.  However, with some new systems, the county in which I live requires an annual inspection and certification with the county Health Department. 

Wow and I thought 5 k was too much, used and taken care of a septic system is actually better but Taken Care of is the key and most don't.

Penny,

The cost of septic systems varies pretty widely. Much more expensive here in Anne Arundel County, MD because of the special requirement for nitrogen reduction.

It pays to do your homework beforehand.

Great info.

Rich

Penny, very good tips stressing the buyers do their due diligence when it comes to septic systems. Thanks.

I wish 5k for a septic was a high price. Here in NJ we are looking at a minimum of 25k for a septic.

I hope a lot of our customers see your post.  The septic systems in VT range from $12,000 to $25,000, a big spread. And must have to add pumps to the system to pump from the house up hill to the field. VT is so fussy and that is a good thing excelt when it comes to the bucks the buyers have to put out. Thanks for the post.

Good advice for the consumers in your area. As shown a bad decision can cost a lot. 

In Barrington IL you are looking at $15,000 to $25,000 but that usually includes drilling the well as well. Nicely written piece.

Good advice Penny! Over the years I've learned more than I wanted to know about septic systems but always find the knowledge to be handy. Heard a contractor make a presentation at sales meeting a month or so ago and learned that even though they still talk about "perking", nobody actually "perks" the land anymore since they have other ways of figuring it out. He also shared that there is a system for every type of property these days...but as you point out, it depends on your pocketbook! I've seen some wild systems at the coast!

What a great article.  I just did my first raw land deal and learned a ton about septic system.  I'm sure your local consumers will benefit from your knowledge.

Well after reading what others have commented--- I do not feel so bad that I had to pay 16k for my septic system.  In Alabama that is 3x the normal cost

Great information on septic systems Penny.  It is clear you have a handle on this most important topic shouldyou will require a septic system on your property.  Laws will vary in different states of course, but the basics remain the same.  Thnx.

A septic system in Sonoma County can cost $100,000 if you've got to install an engineered mound system...and the majority of new systems here are mounds because they work in areas where standard systems are not possible.

Last I heard approximately 40% of homes in Sonoma County are on well and septic as opposed to public utilities.  If you're representing buyers or sellers here and don't know the county's policies on septic systems....you're headed for trouble.

Standard systems are approved where land parcels are large enough...and they perc adequately...and these systems cost far less than a mound.  However, it's not unusual for a new 3-bedroom septic system in Sonoma County to cost between $30,000 and $50,000.

In Oklahoma we often use aerobic systems. They are a mini water purification system with two tanks, the first for solid waste, the second for conversion to p[otable liquid that goes out three sprinkler head when the pressure gets to a certain level. It does not have the septic field and it does not require the 1/2 acre requirement.

Penny, this is great information, thank you, I bookmarked it for future reference.

Wow, a feature!

I've had huge email issues today and am currently chatting online with TimeWarner in an attempt to fix.  Thanks everyone for stopping by....

Laura - it really can vary by type of soil.

Barbara - in this area, probably about 30% of homes are serviced by septic systems, particularly when outside of city limits or on lots larger than .5 acres.

Lenn - inspection every few years is a good idea.  NC is really good with strict requirements on installation and inspection up front.

Michael - we try very hard to answer all the hard questions up front, so that everyone knows exactly what will be involved in the construction process.  We even provide a full cost analysis of each client's top two or three lots, INCLUDING the cost of the septic system, if needed!  This can be a surprise cost later with some builders.

Good post!  I deal with septics constantly in my market and it is amazing how uninformed many are about the subject of septics.  People often do not take into account the costs.

I am on the Cumberland Plateau in Tennnesee, and most of my properies have septic systems. Be sure you have a knowledgable company install the system. A septic system is not a probem if you take care of it. A sewer can back up too! Over the years the cost of a septic is far less than city sewer.

Penny, I'm impressed. Not may agents out there that would tackle the subject of septic systems.  Thanks for using the proper term, "septic system" and not "septic tank".  Have you noticed how many home warranties use the term "septic tank" when referring to the "Optional coverage" which almost always septic systems fall under.

I have found a local person who has excellent credibility with the local Department of Health, which is the Agency in Arkansas that regulates the construcion of septic systems.  I use this person as an expert resource to help potential Buyers evaluate their options.  In Arkansas, it will cost you between $400 and $600 to obtain the proper site evaluation and a permit for installation.  An expert resource can be invaluable when you are dealing with "city slickers" moving to the country.  Check out my blog, "The Scoop on the Poop".

Eric and Deborah - you're right, costs can vary significantly by state!

Corinne - an "average" well is about $5,000 in this area.  Can be more or less depending on depth.  An average for both is about $10-13K.   Compares very well to tap fees and other costs for sewer and water in cities like Raleigh, Cary, and Chapel Hill.

SarahGray - you're right, ways of testing the soils have changed considerably, as have the soils requirements themselves (which means a lot with an outdated septic permit may no longer be approved for the same type of system).  But most people still do refer to "perking" when talking about checking the soil.

Hi Penny -- This is indeed very, very important.  Having wells tested for capacity, flow, chemicals, and the like are also very important.

Good advice! Agents must remember to make their offers contingent on exactly the type of system(s) their clients will/should accept !

Penny!  Congrats on the Star!!  WOW!  This is a TON of information!

Very good advice. This is a lot of necessary info, thanks for the post.

Paul - $15K isn't unheard of here, but that definitely covers one of the more special systems, or something that requires a lot of top soil being brought in.  One of the terrific things about the counties here - they're very prepared for septic systems, and the improvement permit gives an experienced builder or septic installer all they need to know about what your system is going to cost - BEFORE you buy the lot!  Just make sure you ask someone WITH experience, who is willing to put something in writing. 

Kirsten - Wow, quite a bit more expensive in your section of California!

Great article, Penny. Thanks for the information. Some homeowners and homebuilders in our area (SC, NC, VA and TN) are looking to water conservation methods to help prevent a strain on their septic systems. Gray water recycling and rainwater harvesting systems put 35 to 40% less water in an individual's septic system. As rain shortages continue to plague the Southeast, I think you will see these systems become more and more mainstream. Of course, these systems save the homeowners money too. You can learn more about it here: www.greenlinkwater.com. Thanks again, Penny!