What You Need to Know Before You Sign

Buying land can be one of the most exciting and rewarding real estate decisions you make. Whether you’re dreaming of building your own home, starting a business, or investing in a long-term asset, purchasing raw or vacant land in Connecticut offers tremendous potential. But here’s what most buyers don’t realize: the sticker price is just the beginning.

This guide breaks down the real-world costs—many of which buyers overlook—that can impact your timeline, budget, and expectations.

1. Soil Testing & Perc Tests

Most rural or suburban lots in Connecticut require a perc test to determine if a septic system is feasible. This involves soil analysis by a professional and local health department review.

• Cost: $500 – $2,000
• Note: Failing a perc test may require an engineered system costing $30,000+

2. Land Surveying

A Class A-2 survey confirms property boundaries, identifies easements, and is usually required for permitting or financing.

• Cost: $2,000 – $5,000

3. Clearing and Grading

Heavily wooded or sloped lots require clearing and sometimes significant grading to make them buildable.

• Light clearing: $1,500 – $5,000 per acre
• Heavy clearing: $5,000 – $15,000 per acre
• Grading: $2,500 – $15,000+

4. Utility Hookups

Raw land may require new electrical, water, and septic connections. Costs vary widely depending on proximity to existing infrastructure.

• Electric: $1,500 – $15,000
• Well: $5,000 – $12,000
• Septic system: $10,000 – $30,000+
• Internet/cable: $1,000 – $5,000+

5. Driveway Installation

If your property has no existing driveway, installation could be expensive, especially in rural or hilly areas.

• Gravel: $5 – $15 per linear foot
• Asphalt: $10 – $30 per linear foot

6. Road Access & Easements

Some parcels are landlocked or use old paths with no legal access. You’ll need legal access via a public road or deeded easement.

• Legal review and easement creation: $500 – $2,000
• Title insurance (to cover access rights): $1,000 – $3,000

7. Zoning, Permits & Environmental Review

You may need zoning verification, wetlands studies, or special permits, depending on the land’s location.

• Zoning letter: $100 – $300
• Wetlands review: $1,000 – $3,000
• Soil scientist: $1,000 – $2,000

8. Impact Fees

Some Connecticut towns charge fees to help support infrastructure and services.

• School impact fees: $2,000 – $5,000
• Open space or recreation fees: $1,000 – $2,500

9. Environmental Testing

If the land has an industrial or agricultural history, you may need environmental testing.

• Phase I ESA: $1,500 – $3,500
• Soil contamination: $500 – $2,500

10. Legal Fees & Title Work

Never close on land without a full legal review and clear title. Costs include:

• Title search: $250 – $750
• Attorney closing: $1,000 – $2,500
• Title insurance: $1,000 – $2,500

Bonus: Holding Costs

• Property taxes: $500 – $10,000+ per year
• Vacant land insurance: $300 – $1,000 annually
• Seasonal mowing/maintenance: varies

Conclusion

When it comes to buying land in Connecticut, there’s a lot more to consider than just price per acre. From perc tests to permitting, utility access, and hidden fees, informed buyers make better decisions. Doing your homework can save you thousands—and help you avoid costly surprises later.

Need help evaluating a land deal? I specialize in land sales across Connecticut and can walk you through every step. Contact me today.

203-994-3950