Types of Land
From single lots to large acreage opportunities
Wooded Parcels
Private, forested building sites
Recreational Land
Hunting, fishing, and outdoor retreats
Development Sites
Subdivisions and commercial development
Building Lots
Ready-to-build residential lots
Understanding Site Development Costs
The land price is just the beginning. Plan for these additional investments
Electric Service
$5,000 - $25,000+
Varies greatly by distance to nearest line
Well Drilling
$8,000 - $15,000
Depends on depth and rock conditions
Septic System
$10,000 - $20,000
Type depends on soil percolation
Driveway/Road
$5,000 - $30,000+
Based on length and terrain
Important: Get Cost Estimates First
I strongly recommend getting utility cost estimates before purchasing land. A beautiful remote parcel can become unaffordable when power runs $25,000+ to bring in. I can help coordinate these estimates during due diligence.
Soil & Percolation Testing
Understanding your soil determines what you can build. Here's what different soil conditions mean:
Sandy Soil
Fast perc, conventional septic usually works
Clay Soil
Slow perc, may require engineered system
Rocky/Ledge
May limit building locations, mound system likely
High Water Table
May require raised system or alternative
Land Due Diligence
Buying land requires careful investigation. I help you understand:
Questions to Consider
- What do you plan to do with the land?
- When do you plan to build or develop?
- What utilities do you need?
- How much land do you need?
- What is your budget for site preparation?
- Do you need financing?
Utility Considerations
In Marquette County, many parcels are off-grid or require significant investment to bring utilities to the site. I help you estimate costs for power, water, septic, and road access before you commit.
Pro Tip: Walk the Property
Never buy land without walking the entire parcel. Aerial photos don't show wetlands, steep grades, or access issues. I always accompany buyers on land walks and know what to look for.
Frequently Asked Questions
What is a perc test and why is it important?
A percolation test measures how quickly water drains through soil, determining what type of septic system is allowed. Failed perc tests can make land unbuildable or require expensive engineered systems.
How do I verify road access?
Check if the access road is a public road, private road with deeded easement, or landlocked. Landlocked properties require legal access agreements. I verify access status before any purchase.
Should I get a survey?
Yes, especially for larger parcels. Surveys confirm boundaries, identify encroachments, and reveal easements. They cost $500-2,000 but prevent costly disputes later.
What about timber value?
Wooded parcels may have significant timber value. A forester can assess harvestable timber, which could offset land cost or provide future income. I can connect you with local foresters.
How long does vacant land take to sell?
Land typically takes longer to sell than homes, often 6-12 months or more. Pricing appropriately and understanding buyer financing challenges is critical.