The REAL COST of Preparing Land For a New Manufactured Home

Preparing raw land for a new manufactured home can be expensive. Manufactured homes can be placed in Mobile Home Parks, on serviced lots or on unserviced lots. In this video I break down the costs prepping an unserviced lot for a new manufactured home. This property is .39 acres which is big for in town in my area. The costs we have so far include:
- removing an old concrete man hole
- removing trees and excess wood/debris
- preparing manufactured home site
- installing a septic system
Follow along and learn how much it costs to prepare an empty property for a new manufactured home using real quotes.
For more on this property: • Raw Land to Move in Re...
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[@cherriemckinstry131]

Any wood on the property has value.. buy or rent...borrow a shredder and make mulch or compost for your garden beds..why throw it away and pay for more. I guess in old school.

[@rebekahdavis5935]

It really bothers me how much perfectly good resources get thrown away in this country? People will burn a TON of wood on their property and then go buy cords of wood for their winter fuel lol. I don't mean to nitpick peoples choices but yes, so much just being thrown away is hard to watch.

[@akiradavis4782]

Also can be sold to lumber yards

[@dirtnapz996]

Tell you what, you come cut down as much bo-dark as you want on my property. You can have it for free.

[@purpleXpotion]

@@rebekahdavis5935 It takes all kinds.. but most millionaires, (for example) ..just don’t find it worth their time to bother composting wood. It’s simply an obstacle in their way. Financially, it just makes more sense for them to get the trees off their property in the most efficient way possible. The faster they can move forward with completing their main project, the faster they can start providing a more profitable service to society, as well as themselves. Another example, my grandmother grew up extremely hard in the German war, but never let go of extreme conservatism even long after being in the US, when that was no longer a necessity in her life anymore. She would always fuss about our ‘wastefulness’ while insisting there was value in washing, drying, storing, & reusing disposable zip lock bags. 😐 This penny-pinching mentality, (while understandable considering her background) did not result in any substantial amount of money being saved in the bank. On the contrary, that (in & of itself) only resulted in drawers upon drawers of many cheap, used, & unwanted items being left behind for someone else to deal with. I would have much rather gone out to do something fun with my grandma, then watch her toiling over the sink trying to 🙌🏼conserve🙌🏼 a $.10 plastic bag. Sure, it may have saved $300 bucks over 50 years, but at what cost? Her unnecessary labor, our unnecessary labor, living with drawers that were infuriatingly stuffed to the max, better conversations that could have been had, etc. Often times, the _ultimate_ cost of making preservation/conservation a main priority can be deceitfully higher than any value lost through somethings care-free disposable. & renting equipment to mulch trees when your primary goal is to build a home, is probably one of those things. ..might save $1500?? ..but it will cost more in time, more in labor, & the end product holds moisture & encourages pests such as roaches, termites, mosquitoes, etc. to start breeding right nxt to your house. 😖

[@100blackman8]

Exactly you could sell cords ,wood chip sell lumber company sell you will make your money back and then profit

[@tuantrananh8980]

With Ryan's kzbin.infoUgkxy_pn55PK60wAV3X_C_RoLS_67mNonoCE plan I was like one taken by the hand and led step by step from start to finish. Thank you very much Ryan!

[@MrJustinOtis]

Spam link. Not even relevant to the discussion at hand.

[@cynthiaayers7696]

For that kind of money on a septic system, I would dig it by hand. 500 to $800 for the tank and maybe 500 for the leach field. I've never paid over $1,200 for a system. And when it comes to clearing a lot I got a guy for $50 an hour on a bulldozer and done it in 3 hours. Because I didn't let him screw around, I directed him where I wanted things. Most people are ignorant of how to do things, so they have to live with the costs that you have stated.

[@zelurnevets]

Yeah, I was wondering why so high when I was quoted 3500 here in west texas. Maybe stricter rules and more expensive requirements was my best guess.

[@sebastiantevel898]

Not so fast. You may get away with your digger guy at 50 bucks an hour to clear the land but then it will not work for your septic build. Most counties unfortunately require that the septic must be installed by a certified company and no way they will let you DIY. Also, this lot is small and the drain field is up the hill from the septic tanks. More on that later... 800$ for the septic tank does not exist anymore. Most counties want a minimum of 1k gallon tank, more likely 1250 gallons with 2 compartments, which starts at around $1700-2200. It could be that since the lot is small and the drain field needs to be reduced to fit the designated area, he has to use an aerobic tank that costs at least 6-7000K. Then since the drain field is uphill he needs a second tank with a pump, that normally is 3 to 5 k (overpriced for sure, yet there is no way around it, that is what they charge). Drainfield in his case needs to be created from scratch since there were trees and once they are removed all the soil will be a mess, no inspector will give you a pass on that, so they will bring in new soil or specific septic sand. Then very likely the drain field cannot be just gravel and pipe and he will need an alternate material for a shallow drain field that will cost a few thousand dollars instead of what you had in mind. Cheers.

[@Jay-py1ow]

Cheaper isn’t always better.. I learned that the hard way a couple times last year

[@DJgoon12]

The cost for the wood clearing includes having all the wood removed. In my opinion that's a fair price. Otherwise you could save money by leaving the wood there in a neat pile and listing it for free online.

[@anneconverse3060]

$25000 for septic is insane. I worked in environmental health for 20+ yrs. Even a pump system was less than $7000.

[@user-ps3gr3ed1z]

Canadian dollars is partially the cause for the discrepancy, but not sure about the rest.

[@cinnamon4339]

I’m so glad I found your channel!! My mother and I are buying an acre or so of land (one for my mom, one for me) so that we can each build our own modular houses on them, but the prices for getting land together, what utilities we should look for, how much it costs for clearing, etc have been confusing. Your videos have made it a lot easier!

[@KerryTarnow]

Glad to hear it Candice! Thanks for watching 🙌🏼

[@MolliciousJ]

What modular home company are you going with? Curious because I’ve been looking for a while!

[@adriancasto5591]

@@MolliciousJ not sure what they went with. But I'm looking at bamboo living. Is a really awesome option you should look at with BEAUTIFUL homes ^-^

[@Eastbaypisces]

@@KerryTarnow how much was it for transportation of the home to the land?? figured that would be a lot

[@MartinMartinez-zq2yg]

❤​@@adriancasto5591

[@MichelleCouplandHairStudio]

I would leave some trees 🌲

[@cherriemckinstry131]

And save the wood. It's worth it.

[@russellscott81299]

I hate when people take down trees :(

[@poppaluv]

Exactly! It actually looked like it screened a lot of the other side of the road from view.

[@johnnyfletcher1961]

At first I was like no way, you’ve got to take down the trees there are such a hassle but he did not have that many trees anyway LOL I would’ve just kept them to

[@l.anthony1]

Looks like a windbreak .

[@johnmackey3937]

Please remind viewers periodically you are in Canada working with Canadian Dollars purchasing land, land improvements, people will be confused with American Dollars and the two currencies have an exchange rate to consider. I expect manufacturers are paid in U.S. dollars for homes you purchase here, and are buying land in Canada. LOVE YOUR SHOW.

[@MrsMcCracken]

If you can find land that’s has or had a old mobile home or house on it then it should already have septic, well, power and, at least in a lot of counties, grandfathered in and no impact fees will have to be payed.

[@KerryTarnow]

That's a great strategy!

[@hollycaron3567]

@@KerryTarnow Check the county health dept. They might have records of where the well and septic were. And if you need to put in a new one. In some parts of Michigan the well and septic have to be at least 50 ft apart.. in some place because of county codes they have to be more than 50 ft. Good luck.

[@alicecoppers8980]

I did same. Bought 60 yr old mobile which I have lived in for 3 yrs and now lookin at mobilesingle wides.

[@FrankBullitt390]

@@alicecoppers8980 That's the ticket

[@theoracle6881]

But didn't you say the land already had a house on it that burnt down and there was manhole so wasn't that for a septic tank, so this means that there was a well or city water and some sort of server and electric? Something doesn't make sense here? @@KerryTarnow

[@shnarklevonbarkle110]

This is a great way to see what people are doing. I love seeing what the conventional wisdom is today, and then ignoring it completely. I tend to gravitate to locations where county ordinances are lax, and inexpensive. I had my first mobile installed in California. The survey to find the corners was supposed to cost over $5k. I found them myself, but the county insisted on measurement for the height because it was in a flood zone. I saved $3k by placing the garage 17' away from the house, and another $1,500.00 by orienting the roof pitch parallel with the garage door. There are always a lot of these "hacks" one can use to save money. The biggest for me was moving from California to Florida. I've saved well over $150k in property taxes, utilities, and cost of living just in the last ten years alone.

[@ms.kalico4489]

In California, there are so many fees! Not closing costs, but state fees that are associated with placing a home on vacant land. It's absolutely ridiculous! My land is free and clear. But I need utilities and it is in a flood zone as well.

[@shnarklevonbarkle110]

@@ms.kalico4489 Usually, they're referred to as "impact fees" When I moved to Florida, I searched for a place that didn't have any utilities. The best I could find on such short notice was one with electricity. That's the only utility I pay for, and if I were to hook up my solar voltaic system, I could simply call the electric company and tell them that I'm going to be gone for a year and to come out and shut off my service. At that point, I'm utility free. My place is in a flood zone, but i hauled a few dozen loads of mulch from the dump to fill it in. It's basically the entire back yard, but with all this added dirt, I've now got waterfront property when we get heavy rains.

[@missmae2415]

As I find myself entering the “prefab on raw land” process, I started by searching it on KZbin, found you, and it’s exactly 1 year since you posted this video! 😂 Thank you for sharing your info! 🙏🏼

[@KerryTarnow]

Crazy! Thanks for watching and good luck with your new home 😊

[@downtown530]

I’ve been quoted $80,000 to pull utilities to a small lot in a small seaside town in Washington! This does not include clearing, concrete pads, etc.. I wish it were only $20,000. I wish there were a way around this high price tag. I’m glad the nail you stepped on didn’t go though your foot! My brother had to get a tetanus shot when he did the same. And thank you for ALL your informative videos, you’ve made dreaming and planning a LOT more fun, enjoyable and seemingly possible....fingers crossed we can build our tiny house.

[@swhite75219]

Thanks for all your content Kerry....very helpful. Correct me if I am wrong but weren't you kicking the lid of the septic tank and talking of the cost to remove it.. You mentioned there had been a house there before which burnt down and was not replaced. I think reusing that tank and field would save a lot of money. You made no mention of the well or electrical situation as well. Another big expense was the clearing of the lot. Renting a dumpster, chainsaws and day laborers would be a lot less expensive. An arborist would be helpful to determine what trees could be salvaged and with a little pruning might actually be something worth keeping. Just my opinions. Thanks again.

[@kibblenbits]

This is the reason I bought an older '89 16x66 MH in 2018(with newer standing seam metal roof and replacement windows)in great condition, on acreage, with a pole barn(has it's own breaker box and running water), shed, dog run, deck, central A/C. Furnace was three yrs old and hot water heater one yr old when I purchased and well/septic/drain field in good condition. About an acre of the land was cleared(where the MH/pole barn sits), rest of it is wooded and no close neighbor's. The person who owned it went into a nursing home and the family just wanted to get rid of it. Got it all, washer/dryer/fridge/stove/dishwasher/furniture, below 50k, cash. It was on the market for one day.(there was also another offer, for more, but it wasn't for cash. I guess the 15k earnest deposit did the trick.) Retired and moved into it the end of 2019. Sold my site build house the end of 2020. If I were to decide I want a new MH, I've already got everything in place. I've checked and it would be acceptable in my township.

[@KerryTarnow]

That sounds like a sweet setup and even sweeter deal you got. Nicely done and congrats on the retirement

[@plainjane7276]

We just sold our "regular" house on half acre for nearly triple what we paid a decade ago. *the housing market in general is ridiculous right now..there's No Way I would pay what those ppl paid to have that house I just sold!! Within 2 hrs of it going "live" ppl were putting in bids Above my asking price, without even walking through it! The town has exploded in growth which I don't like. I wanted Out..need to get back to the country. We spent the past 2 yrs renovating it off and on, off and on. Used weekends and holidays. Finally closed on it last wk. We ended up buying a double wide and property out right cash..using the equity out of the home we just sold. No more mortgage! We have owned 2 houses (one way too big and one too small) and 2 single wides both 16x80. this is it for us..this double wide. If it needs remodeling in a few yrs we will do it..whatever it's paid for! All we're needing now is the storm shelter.

[@BonaFideWildLife]

Just FYI, insurance won't cover MH older than 30 years =/

[@Undercoverbooks]

There's also the cost of a well and electrical hook-up. We too were quoted $25,000 for a septic system. But the real headache for us has been trying to get the zoning changed to residential. A year and a half and thousands of dollars later, we're still jumping through hoops with the township and local conservation authority and no end in sight. We may end up having to walk away from this one out of sheer frustration.

[@ItsMillerTime.23]

Honest question here, why would you want your zone changed to residential? What is it currently and what would the change mean?? I'm looking to buy a house and don't want residential because that normally comes with way more rules

[@Undercoverbooks]

@@ItsMillerTime.23 If we leave it institutional, as it is now (it's an old church) we won't be allowed to live in it. It has to be residential for occupancy. If you are looking at a home that is already, for example, rural or agricultural, for sure keep that. I wish we could get that designation.

[@ItsMillerTime.23]

@@Undercoverbooks An old church?! How cool! If you're able to get it switched, of course. I hope that you catch a break and get to live there! I never even thought about something like that.

[@Undercoverbooks]

@@ItsMillerTime.23 Thanks! We're hoping to have the zoning approval within a couple of months, if all goes well. It's been a long haul. It will be worth it, though. It has the high ceilings and floor space we need for our hobbies. Good luck with your own home hunting.

[@toleasethamasterstylist4481]

This was super helpful!!! We are choosing the above ground septic system and that is tremendously cheaper!

[@nr6949]

That’s great, I had no idea that was possible!

[@zakeemsworld6619]

Did you check to see if the well and septic from the old house is good?

[@dejozollc3549]

Kerry I am so glad that I subscribed to your channel. I am learning so much about the Manufacture Home investment process, pros and cons. I am in FL and I am looking into purchasing land or a distress MHP. Can you please create a video if not done yet...that talks about Sturdiness of a Manufacture Home vs Tiny Home or Modular Home? Here in FL there is Tornado and Hurricane and it will be good to know which home type is best. God bless you...

[@Ozzie4Para]

$25K for a septic system?!?!?!?!?!!! Good God, that's insane. I'm located in the central FL area and I'm looking for a smaller piece of land to put a double-wide on. But I'm looking to buy something in the $25K range for the piece of land. I will flip out if I have to deal with those kinds of prices.....

[@duckmann5000]

We live in Florida get ready to do a double backflip. I think if your as frugal as you can be it’ll still be so close to the prices here listed in the video

[@Ozzie4Para]

@@duckmann5000 that is just crazy! I had no idea prices are that high.

[@duckmann5000]

@@Ozzie4Para check the Parcel ID number too, check what your allowed to actually do on the piece of land certain county’s in Florida are very strict & require permits for everything, so take the allowed time for “due diligence” on the property before signing. In the state of Florida it’s usually 30 days. God Bless & take care

[@ljones98391]

@@duckmann5000 Good advice. There are also setbacks to consider, cost to hook up to water and electric. Might be worthwhile to also check with the city, if there is one, or county to see if they charge anything called "impact fees." The last house I built in Oregon in 2012 had city impact fees of approx. $14,000 to mitigate costs of using existing roads, parks, libraries, etc. Research and ask lots of questions.

[@hollycaron3567]

I am a Realtor in Mich. and just recently got my license for Florida. $25K is not unreasonable for Mich. I think the average is $20K and it could be more if it's an engineered field.

[@PA96704]

My septic & leech field in Hawaii for a 3bd was only $13000 and they had to bust through lava rocks. Also by code it can only be 30 ft from the house.

[@MrZola1234]

Another good video. I'm considering land/manufactured home option. I love in socal. Houses are outrageous. I still think I could do this for 225kish. I want a few acres up against a ridge of somesort so i can put in a shooting range on my property.

[@D-OveRMinD]

This tracks pretty well to what I was just estimated. Around $41,000 to run water, electricity, septic, gravel driveway, concrete pad, etc on 11 acres of completely raw farmland. The majority of the cost was the septic and clearing about an acre of solid unwalkable forest.

[@govegan562]

was that all in all? along with the price for the property?

[@D-OveRMinD]

@@govegan562 no property, no house...just the electricity, water, septic, forest clearing, gravel driveway, and concreate pad for the house.

[@govegan562]

@@D-OveRMinD interesting! and how much was the property if you don’t mind me asking

[@mtd94556]

What area are you with that price. I'm looking to do full project in Southwest Washington close to Oregon. Do you think these numbers track?

[@D-OveRMinD]

@@mtd94556 North Texas. Not sure how that would track where you are, but probably close.

[@missouriplantmom1769]

So informative. Thank you

[@KerryTarnow]

You’re welcome!

[@andrzejsawicki3770]

Thanks for it. And yes we need more information about it. One more time thanks.

[@davidkurzdorfer6402]

Remember when septic cost $5500 now over $10.000 and basement would cost you 20.000$ but now adays your looking at $50.000$ to $75.000 for a basements wow stuff has risen like crazy over the last ten years

[@KerryTarnow]

Yeah prices have gone nuts!

[@GLB22042]

What about other utilities such as electric, cable or gas? Do you have to purchase permits?

[@fernandozamora3904]

Great channel man,,luv it ty so much

[@KerryTarnow]

Glad to hear!

[@jmartinez562]

We appreciate these basic financial details, $32,420 (estimate) plus transportation ($ _____) Cost of Manufactured home ( $_____ I'm sure he will eventually show us a simple Bullet point system to get a ballpark of what buying, transporting, and land preparing/ installing a manufactured home would cost..... Awesome video! I'm from Southern California🏝

[@jackies35]

Awesome video!!!! Thank you for sharing. I should go this route (invest) instead of buying property for myself.

[@KerryTarnow]

Thank you!

[@HunniBabe14]

Wow thank you for explaining that because I really thought that it might be cheaper to do land and solar panels etcetera but it look like just for the basics just to get set up with the houses cost them more than half of what the house would be so yeah that's good

[@KeepInMotion123]

How do I find out before buying the land if I’ll have enough space for septic well and manufactured home that I have in mind? Who can get me all the information so I can move forward? Nice video by the way 😎

[@lokanine1393]

What manufactured home did you decide to go with? You have so many awesome tiny and prefab and manufactured houses you do videos on, I'm curious what you decided to put on your own land?

[@ms.kalico4489]

In California, there are so many fees! Not closing costs, but state fees that are associated with placing a home on vacant land. It's absolutely ridiculous!

[@artofzouk4912]

I'm currently looking for land in southern California to place a prefab home but still in the research process. How much did you pay in fees?

[@Latebird24]

This is really good information. Those prices are what you could expect. You just don’t think of it when you think of buying a lot.

[@KerryTarnow]

Thank you! Glad you enjoyed it

[@karentrevino1623]

Wow the money is racking up ,this is just to prepare the land.I look forward to watching the progress.thanks

[@KerryTarnow]

Thanks for watching!

[@scottshingleton7659]

It's definitely a good lump sum up front but worth every penny in the long run basically a one and done cost. I'd much rather have that than unnecessary ongoing costs It's going to cost me $20k for solar panels but then I'll be off grid, independent and never having to pay for something that I can produce myself.

[@jaglazzarinim2558]

Good fun thanks kerry

[@KerryTarnow]

Glad you enjoyed it

[@moonlightfordf1005]

I’ve been watching your videos. Can you touch on a topic I can’t find any info on? I’m looking at a few slightly used homes and they all have Lanais, either in the front, back, side and there off the ground, level with the home. All the Lanais have cement floors. Is this just a thin mud floor? Or? Anything I should be aware of? I can’t find anything on how there made.

[@gailsgig]

If you buy a manufactured home, it needs electrical wires brought in, a septic tank or a line to a sewer, it needs a certain setback for placement.

[@choncoconcos5912]

What about the groun "footing" is there anything we should check? Like low soft spots that may sink in the future affect the frame of the house? Thanks in advance.

[@duckmann5000]

Great Video once Again

[@KerryTarnow]

Thank you!

[@zealforhumnity]

Good reality Check thank you

[@justinrachael1]

I am doing that now. It’s 11 acres with a long. We acre clearing 2 acres home spot and approximately, 1 acre driveway and fire line around the backside of the property. Cost:$13,000. Cost of the septic testing and installation is $5,000. Cost of rural water meter and line installation is about $2,000. We are at about $20,000 and we don’t know yet if we need to have fill dirt brought in.

[@rubenmv91]

How much to dig a well??

[@justinrachael1]

@@rubenmv91 I didn’t have the funds for a well. It was going to be around $13,000 for the well.

[@justinrachael1]

@@rubenmv91 I’ve been in my new mobile home for about 6 months now.

[@chriscushing6999]

I hope it's not that bad on the land I am looking at. I'm in New England and the land I have my eye on would not need to be cleared to the extent you are looking at but would need septic etc, that figure might keep me in a rental. I'll still keep looking into it though. Deep breath!

[@KerryTarnow]

Probably won’t be! Canada is really expensive and plus thats the equivalent of about $25,000 usd. Still will probably be less 🙌🏼

[@bosse641]

Maybe a garage between that house and the neighbor, for privacy and peace and quiet? I think I would prefer that.

[@KerryTarnow]

Thats a great idea, still finalizing the lot layout anything is possible.

[@denise-oc6fd]

I'm trying to find the part 2 of this video. I have a little bit of land that I want to build on, but like you there was a house there but it burned down. But the septic and all is still there. But I don't know the first thing about what I should or need to do now. I really need to see the rest of your part 2 and 3 and whatever else you filmed to go with this. Your priced are really low I think. Thanks for this information.

[@roshawnsims8390]

I would hope that you would use a wood chipper and use all that wood into a wood mulch so you can use it later for planting.

[@zanesutherland406]

Many years ago my grandparents and cousin removed the old rotting cedar shake roof off their house and put on a metal roof. While removing the shakes or debris, my cousin ended up stepping on a long big nail and it went through her shoe and through her foot. She had to go to the hospital and get stitches. Not fun 😬

[@KerryTarnow]

Not fun at all that sounds awful! I got luck it was just a little one

[@Kevinchong18]

I just couldn't get over how much you have to pay for a septic tanks. I just got one done in sw Florida and it's a fiberglass tanks too for only 5k!

[@franciscosalazar9647]

Hey Kevin I’m also in sw Florida. Do you mind letting me know who you used and if you would recommend them

[@EeliusAstaroth]

Given the costs and what you can do, would digging out the cement manhole and breaking it down with a sledge hammer or some other equivalent to make it usable for gravel or any other kind of landscaping needs be a viable option? Just curious. Also are there absolutely 0 ways of doing any kind of fire to burn the wood? Smaller batches might take longer, but it's better on the budget and wood is always valuable. Not just for keeping warm or building, but cooking as well. I'd consider a smoker, or like someone else suggested which is recycling it into compost.

[@MrJustinOtis]

It'd take forever to break that thing down with a sledge hammer. It would be better to just rent or borrow a jackhammer and be done in like half an hour. Even then, it's probably not worth the cost of breaking it down.

[@juliamcfarland3888]

If you order a new manufactured home and you must wait 4 months for it, when do you have to begin making payments?

[@chelysgarage1457]

Is there a price different for a recreational cabin and the type of septic it needs

[@dalebailey754]

I live in Texas, and I bought a manufactured home a year ago and placed it on family land that was previously part of a cow pasture. My new oak creek singe wide cost $85K, but I financed $116K. The rest was to convert raw land to a usable living property with water, septic, electricity, culvert and driveway, and to build my 2 decks/porches with steps.

[@yvngfry3580]

Im about to do the same, how long did it take you to get it all done?

[@dalebailey754]

@@yvngfry3580 The contractors had everything except the electricity within a couple of months, but my co-op was extremely slow. It took over 3-months to get electricity.

[@jacorymarshall8151]

What region of Texas do you stay in?

[@cmdrefstathiusplacidus9003]

We just experienced this 3 years ago and that is with a lot that already had power a septic system, and we were still over budget because of costs over and above the cost of the actual home

[@KerryTarnow]

It adds up fast!

[@EmilyHintze1]

How much did you end spending for land development?

[@Levikrw]

Just got done doing just this! Our property (power $15,000, well $12,000, approach/driveway $7000, earthwork and foundation with hookups $45,000). Be prepared!-> Washington state, including permit costs

[@YouVSMeTV]

So it was 79k just get the ball rolling?

[@Levikrw]

@@YouVSMeTV pretty much

[@Marie-zz1el]

Wow!!!

[@DJgoon12]

Which county, if you don't mind me asking? I'm in WA as well. Also, was the approach a long distance and was the earthwork intensive?

[@Levikrw]

@@DJgoon12 hey DJ I am in Spokane county. The approach is easy depending on where you are, basically my biggest cost was the culvert pipe and about 150 feet of driveway. I live very rural and earth is heavy clay/lome. So not to bad to dig through. We looked at a property a couple years ago that would have cost us exponentially more to run utilities due to the ground conditions(basalt). Our septic however was a bit of a process as the hole has to be extremely large lol. My contractor who was highly recommended only has a skid steer and a mini X.

[@MrRiffraff7]

Is it possible to do a small septic system for gray water with a compost toilet ? You can probably save some money.

[@cantweallgetalong]

When purchasing a manufactured home from a dealer, do they have any responsibility for the foundation and drainage planning? Just wondering what permits and what responsibilities the dealer has if any, or does it usually transfer to the contractor that builds the foundation? Just saw a neighbors new manufactured home placed on a lot that is surrounded by slopes all draining into the foundation area. I'm told no plan was made to address the eventual water catch basin under the unit. It was never discussed, but shouldn't there be a code requirement addressing this issue, or is it strictly up to the buyer? It looks like a disaster waiting for a storm.

[@SeekingSuccess22]

I have a question about where the septic has to go. Can I place the manu anywhere? And have the septic anywhere? Or will the septic installers tell me what’s best?

[@ruthcordon1611]

What is best to go for: a built in home in a neighborhood with HOA. Built in 2006 17 sqft vrs. A 1.25 lot with a manufacture home that is 5 yrs old with 2,128 sqft? I'll like opiniones.

[@johnstancliff7328]

Kerry, I'm praying for you! I remember when I got the $65K from minerial rights we sold back in 2013.... all the money went into the house... new windows, electrical, a carport, etc. I got overwelmed by the cost of everything. with prices now, I'd never be able to do this again... good luck! I hope you have a good bank and have been able to get a great rate on your morgage.... and I hope your manufactured home is paid for!

[@KerryTarnow]

Thank you!

[@johnstancliff7328]

@@KerryTarnow you're welcome! you've got your plate full of that place.... stay in touch!

[@acaughey09]

65k for mineral rights? Must have been something good there

[@raynyc]

How much for the water service and electric meter and hook up

[@gjanalog5675]

What about city water or well hook up costs? What about electric hook up costs?

[@MichelleCouplandHairStudio]

I wish we had someone like you in the us on the East cost

[@KerryTarnow]

Thank you! Appreciate that

[@johnstanley8091]

I'm on the East Coast what do you need

[@MichelleCouplandHairStudio]

@@johnstanley8091 I’m still developing... entrance , well .. but want to say abreast of the purchase price... I’m in zip code 25413

[@ALDOELTA]

That’s why it took me a lot of research with a lot of money. bought an acre w existing run down trailer and has city septic and water for 18k Just have to get it clean and plain and get rid of it for $4k

[@KerryTarnow]

Thats awesome, congrats

[@dwindlefoddl7225]

Sell the trees and all the lumber...or make a deal with the tree removal company..they can have the trees and lumber for clearing the land..if the cement man hole cover isn't in the place where your building, leave it.put a small fence around it. Ypyr quote for the septic is WAY OVERBOARD..buy the tank and contact a licensed plumber to install it..your throwing money away like you can print it..their are thousands of ways to save..

[@dennisconnelly9220]

We just added out septic system for $8500 in N Az

[@mississippimotorsports3286]

25k for a shit pipe???? Hell naw

[@ShadyLady988]

Yea...my house itself was a little under 200k... the total loan for moving the triple wide, utility installs on land, foundation with concrete runners, etc etc etc $360k final cost.

[@taylorokeeffe671]

what zip code? Just curious..

[@amysays3980]

I was thinking "ouch, ouch, ouch" as you listed the price on each item, then you stepped on the nail 😮🤣. Hope you're okay! Two questions: do they remove the roots as well when they remove the trees, and is there a warranty on the septic? Please and thanks!

[@cherriemckinstry131]

They used to scrape everything including stumps. Depends on how big the stump. Sometimes they will leave patches or clusters of trees for you to clear out. and either push it to one side or charge you to haul it away. Even if they plan to sell it to a muncher or do it themselves. If you find someone to pay you for some of the wood thats a bonus.

[@paddywhack9261]

Price for concrete slab, electric line, water line or well hookup? The price keeps going up...

[@Jenny-dg4sb]

My septic tank in North Carolina 18 years ago was only $3.500. Now it would be only about $7,000, or less.

[@KerryTarnow]

Sheesh that sounds way better 🙌🏼

[@robinholbrook8296]

2014 in Kentucky That’s what I payed for septic tank $3,500

[@johnstanley8091]

I lived in Rockingham North Carolina everything is getting expensive for sure

[@carybrown3070]

I live in Seattle and it cost over 7000 for my septic in '92... now it would be over 15,000. It all depends on where you live how bad they are going to stick it to you! I would love to get a new mobile, but that would require a whole new septic even though the old one is fine and larger than what is required for my mobile. That's part of the cities scams! When we put our mobile in we got one for a 3 bdrm mobile just so we could get a larger home later, but the city now requires a whole new install for switching mobiles or new construction.

[@Jenny-dg4sb]

@@carybrown3070 That is terrible. Here we can hook to the current one, but I think it has to be inspected.

[@jaguarvssnake]

Useful video, thanks - where do you live?

[@gayprepperz6862]

That's outrageous for a septic tank. I guess things really are more expensive in Canada. I think I would have the specs drawn up, rent a Bobcat, and do the excavating myself.

[@KerryTarnow]

Yeah it was pricey! Canada is generally more expensive and I live in an expensive province

[@conureron3792]

Have you ever had a site where you sold the trees - (that needed to be cleared anyway) - as timber?

[@jackies35]

Some companies would knock the tree down, mulch, chop and take it away for less. They ask if they could take some away and or lower the price to clean the land.

[@fantitou]

Do you know of a good company that restores foundation in the Sonoma, california area? If not, what type of company do es this type of work?

[@social.b]

I'm seriously considering doing this.. Kerry, do you have an email address for the public to reach out to you?

[@brave9801]

the wood can be addressed by renting a wood chipper and then use it for landscaping !

[@lrebsten7155]

Well system. Electric lines run. Cable lines run? Cost for those?

[@conureron3792]

Will the drain line trench impact the roots of the trees that are remaining? Maybe keep the line 15 to 20 feet away?

[@KerryTarnow]

Good thought! I hadn't considered that. Thanks

[@sebastiantevel898]

Is actually the other way around.

[@hollyiscleaning]

Can all these items be included in a mortgage?

[@MichelleCouplandHairStudio]

What was the manhole for?

[@nia6849]

Does it cost more to have your own septic tank vs. connecting to the city sewer?

[@KerryTarnow]

Yeah, you have to look after any maintenance if anything comes up. With a new system shouldn’t be much but I’d still take city given the choice

[@massivecumshot]

Sounds like you're getting some aggressive and fair prices from your vendors. I know the concrete forms for the septic tank have soared in price this year.

[@conureron3792]

I imagine you had the soils and percolation rate tested, too? Is that included in the septic/drain field cost?

[@jackies35]

I am purchasing land here in the Tri-state and hired an engineer to make sure I could get a septic/drain. I need to make sure the land is buildable and I could do what I want on it.

[@silentassasin741]

That’s separate. We call it a perk test to see if you can put a septic tank on the property. If it passes then you can start with the tank

[@jackies35]

@@silentassasin741 Yes it passed! Thanks

[@silentassasin741]

@@jackies35 that’s great! Hope you guys can make your dream home come true

[@susancrawford2343]

I am in the process of talking to a prefab builder to get an idea of what I can afford. I've found a lot to purchase with no services except hydro which would still have to be brought to the house from the road - a short distance as the cable runs right across the front of the lot already. My next step, before I buy or sign ANYTHING, is to speak with the township about what services (water, sewage) they provide, whether or not I can build on that lot , how big/small the home can be and if it must be on a concrete pad or other footings, etcetera. A lot to do....

[@Iamyou36912]

I was thinking of buying raw land and placing a modular home on top with no hook ups to sewer septic electric or clean water. I got the idea from a trailer that had a toilet that would have its own septic tank that needed emptying every few weeks. For water maybe I can purchase the gallon jugs and for electricity install solar panels. Is this possible?

[@ravenlorans]

For me, in the Florida County I live in, No Zoning.. Only thing I was required 1 time to buy was a Septic Permit that needs to be renewed every 1.5 years at a cost of $450 each time. BUT you can get away NOT doing that by telling them you are Composting... You only need the Permit to get your street address.... Don't ask me why you need a septic permit Before you get a Street Address because the Septic Permit requires a Street Address... Since I live on a Slop, I need a Above Ground Septic... At a Cost between $15,000-20,000. And that is for one Big enough for just a ONE Bedroom Camper Trailer... A Well, will Cost between $10,000 Minimum to $15,000 Depending on how deep they have to go. I can hit water in My Dry Season after 3ft, in the summer, My Wet season, I hit water after 1ft and have standing water most of the time.... So I collect Rain Water for Bathing and get Drinking Water from my Neighbors down the Road or from the Gas Station a couple of Miles down the road... And since I only Make $1200 a Month on Disability, I will Not be adding a Septic or Well Any Time Soon. Been on my property 12yrs now... Electric was just under $500 to hook up. Just had to buy the Power Pole .

[@Iamyou36912]

How u not getting in trouble with the law? Please explain the telling them it’s for composting part? So I want to buy Raw Land and just put a Mobile Home on top how can I do this with no hook ups to electric water or septic? I was thinking about how a trailer has a small septic tank built in u have to empty every few weeks so I was planning the same concept if I ever bought raw land. I live in Illinois but thinking of Colorado or California. What do u suggest?

[@ravenlorans]

@@Iamyou36912 Depends on if you live Outside City Limits or Not.. I live Outside City Limits.. So You have to Ask where you live. Each State and County is Different. I am/was Suppose Renew the Septic Permit every 1.5yrs according to them but they also said It's Okay to Compost also and not have to keep renewing the permit... They have come out to my place after someone with nothing better to do had Called in and Complaining about me Composting and Not having a Septic and the County People come out see and ask me about what I do with my Waste, Pour the Piss out onto Ant Hills and other stuff, and Toss the Solids Out Randomly in the yard. They Say it's No Different than my Dog going Poop/Piss in the Yard... Check your Local Laws, Each are different. My Place Don't Stink. Unlike the Neighbor who has Not Emptied his Tank in 20 yrs and Leaks and Stinks... Or I Also can LEGALLY use my Camping Toilet and Throw the Bags away in the Garbage, even tho the Garbage People HATE it and so dose the Gas Station down the road when I was also throwing the bag away in theirs and they got after me for it... Tho Perfectly LEGAL... It's just the Bags Would Pop... Check YOUR Local Laws. Each Are Different.

[@cheftomsd]

The manhole is there for a reason. Is it access to a storm water drain buried under the property?

[@bubbaslim3326]

Your estimates are way out there. Just put a new septic and well in 10k out the door and its a good concrete vault as well with field lines. Also the clearing of trees you have you could do with a 4x4 and a chainsaw and some chains. Burning the piles in small piles would prevent massive smoke as well but even then. You could cut up into small pieces and move with a truck. Also, pads are about 2500 to 4k with concrete slabs running around 10k. I really dont know why you think its ok spending all this money but most do it far cheaper. Also, always go with strap drywall and redo it with puddy and paint after the fact to create the same exact look. The amount of money you save on the initial purchase is also astronomical. I literally had solid thick woods higher trees than yours and 3 acres cleared and ready for a home with a gravel drive for 15k with septic and well. Please do more research and don't go with the first quotes. Also a little elbow grease and that property would of been ready on your own. The Real Cost? Your pocket book for lack of research.

[@craigslistrro709]

He is in Canada, so his prices are in Canadian dollars.

[@jerryhuff86]

Right on

[@tonygajate5780]

thanks for dropping the knowledge

[@GS-zc4sk]

@@craigslistrro709 Blame Canada

[@lyndza1989]

ur right. my coworker a 50yr old female did that all by hand ..the clearing n what not. w a 4x4 n stuff.. or ppl cud hire someone w a skiddah.. its popular where i live ..but im in the country

[@JuanSanchez-tk4vr]

You left out:. Electric and water. How much did it cost to run electric and water, or drill a well? So to the $32,420.69 you added how much?

[@robertstace5191]

Buy a Backhoe and a Chainsaw learn to do things yourself, you can always sell it later.

[@mirthacacho2630]

Someone that finally. Xplain the proces as is

[@KerryTarnow]

Thanks for watching 🙌

[@brianbayer9926]

Could you put the house on a foundation?

[@rgcwow]

To be fair & comprehesive you need to include the cost of connecting sewer, water, electrical to close by city/ county sytem. Far cheaper than septic system, water well etc.

[@lonelyp1]

What is that manhole anyway? Is it a dry well, or old septic tank? What else could it be? The entrance to a bomb shelter. It looks like there is already a pad there.

[@jackies35]

Here in the tri-state (NJ/NY/CT), I am looking at land, and it is $33,900. It's been on the market for more than five years. The owner started a lot of work (or due diligence) on the land. But life happened, and he decided to put it up for sale. So I send him a non-binding Letter of Intent to purchase the vacant lot (I'm due diligence with an engineer). My intentions for this 1 acre is to build a post frame, pole barn, or drop a modular home on it. The house is not an investment. My question to you is this; since I showed interested in the land, the buyer is now saying he has other offers coming in. I need to clear the ground, remove a lot of stuff, and would like to negotiate the price. How low should I go without insulting the seller? I have $26,888 cash/check now. Is that insulting?

[@jackies35]

I would need to drop an additional $19,000-$30,000 to prep the land (regardless what type of building). Welcome to the tri-state and our over priced real estate. LOL!!!

[@lizmarin9568]

@@jackies35 Cash is king! He'd be a fool not to take it and run!!

[@KerryTarnow]

I think if you're honest and upfront with the seller they shouldn't be offended. Let them know what you can afford or are willing to pay, that's all you can do.

[@davidh8293]

@@jackies35 I wish I could get an acre in CA for 33k. It would 33k even in the desert

[@denise-oc6fd]

​@@davidh8293 Have you checked a place Placerville and surrounding areas, they had large fire up there about 2 years ago. They are selling land pretty reasonable. It's in El Dorado County. I live in Sacramento CA

[@josephserotko1369]

Hey Kerry. You got a deal on the landscaping.

[@KerryTarnow]

Hey! thanks, I thought so too

[@donnafitzgerald2829]

I'm sure that cement tile is your well. If you don't want it. Just fill it in and cover it. Cost nothing. But it may be a good well.

[@wheyez1]

So there was a house there before, can’t you use any of the previous setup? I have a Moutain top place in Northern California with the power, septic and well is all in. The previous owner passed away before they could finish the home. I’ve been told there’s a record for the septic system in the country records. Everything had to be permitted to build it originally.

[@lysan4878]

We are in Louisiana and a tree fell on our house destroying it last summer during a hurricane and we tore it down and are prepping it for a manufactured home. We are able to use the same septic system if it passes all the inspections by health officials etc. We also have numerous permits, surveys and such they require again even though we’ve lived there for 18 years and are putting manufactured home in exact spot as old house. And this is outside city limits and in a rural area. Check with your parish or county offices and they’ll tell you specifically what is required in your area and give you all the info and numbers you need.

[@ljones98391]

@@lysan4878 Excellent info and advice. Every city/county differs wildly.

[@olubutterflywoods5503]

Can you sell the trees for lumber? Or is that what cuts the price down for tree removal because the wood can then be used?

[@rocketpower7571]

You can, but you have to find buyers. It doesn’t seem like a lot, but it can be difficult.

[@elaineblack633]

In S.C. You would have to have ten acres in order to sell the wood.

[@juliemarie7854]

Are you sure their not a existing septic on this property.?

[@GoofyAhhFabio]

7:40 nice, number combo is nice

[@KerryTarnow]

Hahaha