Buildable Land Consulting · Kanab · Big Water · Page · Greenehaven
The Land Build-Cost Report is a fixed-price look at the well, septic, power, and driveway a rural parcel will need, with real cost ranges and who to call next. Prepared by Johnathan Bagley, a licensed local site-work contractor who digs the trenches, cuts the driveways, and runs the utilities out here.
Site work in Big Water, UT
Who it's for
Moving from Phoenix, Las Vegas, Salt Lake City or the Wasatch Front, Southern California, or Denver to land in southern Utah or northern Arizona? The listing says “build your dream.” It rarely says what that costs. A raw parcel can need $40,000 to well over $100,000 of site work before a house goes up. The well and the power line are usually the big unknowns. This report puts numbers and next steps on them.
Buying land in Utah or Arizona and want to know the cost to build on raw land before closing.
Buying from Phoenix, Vegas, the Wasatch Front, SoCal, Denver, or farther, and can't walk the parcel with a local contractor.
Planning a cabin, ranchette, or off-grid place and need to know what water, septic, power, and access will take.
Want a clear, local answer for buyers who ask “what will it take to build here?”
Already own the land? The report works for planning your site work, too.
What the report covers
Every number is a range with its source named, so you can check it. Prepared by a person using local site-work pricing, not just a data pull.
Nearby logged well depths from state records, a drilling and pump cost range, and where the parcel stands on water rights. Utah has no domestic-well exemption, so this matters.
Likely system types for the area, cost ranges for conventional and alternative systems, and the perc-test and health-department permit path.
The likely utility, its line-extension policy, and exactly how to get a real number from them.
A flag on whether the parcel appears to front a public road or rely on an easement, and a driveway cost method.
One table that adds it up, so you can see the low end, the high end, and what drives it.
The agencies, utility, drillers, and professionals to contact, in order, with what to ask each one.
Not covered: title, survey, zoning or building-permit approval, engineering, septic design, geotechnical work, or the house itself.
Packages & prices
$149
Desk report · PDF in 48–72 hours
$299–$349
Everything in the report, plus a call with Johnathan
Quoted per parcel
Fixed fee plus mileage
Ordering opens an email to grassvalleyx@gmail.com. Nothing is charged on this site; you'll get a reply confirming your order and how to pay. Site visits cover the counties listed under Service area.
Sample report preview
This excerpt is from a sample report for a made-up raw parcel in rural Kane County, Utah (Kanab to Big Water area): no well, no septic, no power on site, dirt approach. There is no real parcel, owner, or address behind it. The ranges are typical published area figures, not a lookup or a quote.
| Item | Estimated range | Source |
|---|---|---|
| Water right, if none | Not estimated | Depends on basin and seller |
| Well, drilled and equipped | $30,000 to $70,000+ | Utah Water Well Alliance, 2025 |
| Septic, conventional | $8,000 to $20,000 | Installer and builder sites |
| Septic, alternative system | $15,000 to $45,000+ | Installer and builder sites |
| Perc, design, permits | $1,500 to $4,000 | Installer and builder sites |
| Power line extension | Garkane estimate only | $390 application |
| Driveway | $10 to $35 per foot | Other-state contractor sites |
| Total site work | About $40,000 to well over $100,000 | Prior research |
The well and the power line are the two big unknowns, and either can push the total past the top of this range. More detail in the raw-land cost guide.
Utah has no domestic-well exemption. You need a valid water right and approval from the State Engineer before a licensed driller can drill. Southern Utah drilling runs about $35 to $60 per foot, remote rig mobilization $1,000 to $3,000, and pump systems $1,200 to $6,500. On a real parcel, this section lists the nearest logged wells with depth, water level, and yield where the driller recorded them.
Garkane Energy is the likely utility around Big Water and much of Kane County. The applicant pays 100 percent of the line-extension cost. The application is $390 and non-refundable, the estimate takes about 30 business days, and it's valid for 30 days. Garkane publishes no per-foot rate, so the report tells you how to get the real number.
How it works
Use an order button. Send the parcel number or address, the county, and the package you want. A listing link or map pin helps.
Johnathan replies to confirm the parcel and scope, and sends how to pay.
State well logs and water rights, septic and permit path, the utility's rules, access, and local site-work pricing.
Within 48–72 hours after the parcel details are received. Add the call or a site visit if you want to go deeper.
Service area
Desk reports cover rural parcels across southern Utah and northern Arizona. Site visits are within these counties, with the deepest local knowledge in Big Water, Kanab, Page, and Greenehaven:
Based in Big Water, Utah, near Lake Powell and Page, Arizona. See the towns Johnathan knows best. Not sure if your parcel is covered? Email and ask.
Local expertise
These are the places Johnathan works in and knows ground-level: the soils, the access roads, and who to call. If you're looking to build on land in or near one of them, this is where the report is strongest.
A small town near Lake Powell and the Arizona line, and Johnathan's home base. Site visits here are the quickest to schedule.
The Kane County seat. Land in Kanab city limits follows city rules; rural parcels outside town fall under Kane County.
The city beside Lake Powell and Glen Canyon Dam. Building on land near Page means checking whether a parcel is inside city limits or in unincorporated Coconino County.
An unincorporated community bordered by Page on three sides and Utah to the north, so Coconino County, not the City of Page, handles most land questions.
Not in one of these towns? Desk reports still cover rural parcels across the counties listed above. Email to ask about your area.
About
Buildable Land Consulting is run by Johnathan Bagley, owner of Grass Valley Excavation in Big Water, Utah. Through Grass Valley Excavation, he does the site work rural land needs: excavation, grading, driveways, waterlines, sewer, and underground utilities across southern Utah and northern Arizona.
He likes talking land with people. Too many buyers find out about a deep well, a long power line, or a tough septic site after closing. The report is his way of explaining, plainly and up front, what a parcel will really take.
FAQ
Start with four questions: can you get water (a well and, in Utah, a water right), will the soil pass a perc test for septic, how far is usable power, and is there legal access for a driveway. The report answers what it can from records and local pricing and tells you who settles the rest. Zoning and building-permit approval come from the county.
Before the house itself, site work on a raw parcel here can run about $40,000 to well over $100,000. The well and the power line are the biggest swings. See the cost guide for the ranges. The house is not covered.
No. The report gives estimates and ranges with their sources, not a bid or quote. If you want an actual bid on the dirt work, that's a separate step, usually after a site visit.
No. Stamped plans and engineering are done by licensed engineers, boundary surveys by licensed surveyors, and septic design by designers the health department accepts. The report tells you when you'll need them, and Johnathan can help coordinate them.
Johnathan's company, Grass Valley Excavation, may also bid on or perform the work described in a report, and we tell you that up front. You're never required to hire us. If you do, a site-visit fee is credited toward the job.
Only the utility can set a line-extension cost. The report names the likely utility, explains its policy, and tells you how to request the real estimate. For Garkane Energy, that's a $390 non-refundable application and about 30 business days.
No. It flags whether the parcel appears to front a public road or rely on an easement, and whether you should have a title company or real estate lawyer confirm it.
The parcel number (APN) or address, the county and state, and which package you want. A listing link or map pin, and what you hope to build, help too.
The desk report is a PDF delivered within 48–72 hours after the parcel details are received.
Order by email. You'll get a reply confirming the parcel and package, with payment details. Nothing is charged on this website.
No. We don't sell land or earn commissions on land sales. The report is about what it takes to build, not whether to buy or what to pay.
Yes. Email with the parcels and counties and we'll work out the details.
Order a report
Pick a package below. Your email app opens with a message ready to fill in.
Or email directly: grassvalleyx@gmail.com
No card or payment is collected on this site.
Reports give estimates and ranges. They are not a bid, quote, survey, engineering or septic design, legal advice, or real estate advice. Stamped plans, surveys, and septic design are done by licensed engineers, licensed surveyors, and certified or health-department-accepted designers; Buildable Land Consulting can coordinate them but does not provide them. Utility line-extension costs are set only by the utility. Legal access and water rights should be confirmed with a title company, lawyer, or the Utah Division of Water Rights or Arizona Department of Water Resources as applicable. Prices shown are current package prices and may change.
Disclosure: Buildable Land Consulting is owned by Johnathan Bagley, who also owns Grass Valley Excavation. Grass Valley Excavation may also bid on or perform work on a parcel we report on. You are never required to hire us.