water & sewer versus well & septic

[RichmondVa]

Any opinions on the difference in value between an A zoned 1 acre building lot with no water or sewer (but okay for septic & well) versus one with public hookups available at the street? The lots are worth roughly $100,000 and are in suburbs of Northern Viginia. Some people say 5% or less. This seems low to me, but I guess connection costs are expensive as well?

 

[J Grant]

Do you have sales of lots in both? Every market is different I'd presume it's local any premiums for sewer vs septic

 

[RichmondVa]

No, hardly any recent sales of comparable properties. Single family new home construction has fallen every single year from the previous, and there are hardly any lots left in this area of this size. New A zoned lots must be 10 acres. I think it is starting to pick up again, but don't have much evidence yet.

 

[J Grant]

look at sales of similar improved homes then with sewrer and without in area see if measurable difference

 

[RichmondVa]

That is a thought. Thank you!

 

[Ken B]

Not so much of a thought because every home needs water and every home needs a means to dispose of sewage. Once those services are there, the residual value of the lot may not be so apparent in the price paid for a finished residence.

Some people say well and septic are less expensive than a monthly water and sewer bill. Then they have to replace a pump or enlarge the drainfield and they have a different opinion.

It might be best to direct your question to custom home builders in the area.

 

[RichmondVa]

Yes, that is probably best. Comparing built homes would be difficult, as a home built on these A zoned leftover lots is seldom a spec house, and there has been very little of this type of buidling. It is either new subdivsions with small lots or huge custom homes.

 

[Digger88]

northern VA is my area. send me a pm with an address if you want and ill pull some stuff for you.

 

[RichmondVa]

Okay, at the risk of sounding like an idiot, what is a pm? I would be glad to. I am appraising land in Prince William County, in Woodbridge, but the P.O. is Manassas. The properties are on Minnieville Rd. just east of 234, about an acre, no water & sewer. Do you cover that? Any info. you have would be appreciated.

 

[RichmondVa]

northern VA is my area. send me a pm with an address if you want and ill pull some stuff for you.

Ah, Plat Map. My coworker and I are appraising about ten properties that back Minnieville Road just east of Yolanda Drive for the planned road widening. We have located a recent sale at 14816 Spriggs Road, and an older sale at 14459 Minnieville Road, but both have water & sewer available. We have other sales in Nokesville without water or sewer, but that area is less expensive ane we don't think its comparable.