ROW Affordability Analyzer · Free Land Build Estimator
What will it cost to build on this land?
Enter the lot and the home you want. See two prices side by side: hiring a general contractor, or managing the build yourself as an owner-builder.
1. The land
2. Utilities
City water, sewer and power at the lot line: hookups only.
Lines nearby: hookups plus extending water, sewer and power to the lot.
No utilities: a well, a septic system and power.
3. The home
4. Work you'd do yourself (owner-builder)
Tick every job you'll do. You save its labor; you still buy the materials.
More options
Your two prices
Comparing land with a house for sale?
The ROW Affordability Analyzer checks a real listing against your finances: cash to close, reserves, debt-to-income and cash flow. First report free.
Get my free reportAssumptions & sources
Region used: National average.
Construction = home size × the regional median contract price per sq ft for custom (contractor-built) homes started in 2024, excluding land, from NAHB analysis of Census Survey of Construction: median contract price per sq ft of custom (contractor-built) homes started in 2024, excluding land. That price already includes the contractor's overhead and profit. Finish level multiplies it (basic ×0.85, high ×1.35: Assumption).
| Region | $/sq ft |
|---|---|
| National average | $166 |
| New England (CT, ME, MA, NH, RI, VT) | $190 |
| Middle Atlantic (NJ, NY, PA) | $188 |
| East North Central (IL, IN, MI, OH, WI) | $186 |
| West North Central (IA, KS, MN, MO, NE, ND, SD) | $166 Estimate |
| South Atlantic (DE, DC, FL, GA, MD, NC, SC, VA, WV) | $155 |
| East South Central (AL, KY, MS, TN) | $129 |
| West South Central (AR, LA, OK, TX) | $138 |
| Mountain (AZ, CO, ID, MT, NV, NM, UT, WY) | $169 |
| Pacific (AK, CA, HI, OR, WA) | $167 |
| Sacramento, CA (metro) | $167 Estimate |
| San Francisco, CA (metro) | $167 Estimate |
| Atlanta, GA (metro) | $155 Estimate |
West North Central and the three metros have no published figure in the source; they use the national or division figure and are labeled Estimate. Enter a local builder's $/sq ft under More options for accuracy.
Regional pricing on every line: site prep, utilities, permits/fees and labor savings use national figures × the region index (region $/sq ft ÷ $166). Assumption: no public regional series exists for these items.
GC overhead & profit: 20% of hard cost Assumption. For reference, NAHB's 2024 builders reported overhead 5.7% and profit 11.0% of the sale price (NAHB, Cost of Constructing a Home 2024 (Jan 2025), Tables 1 and 3). Owner-builder construction = contract price ÷ 1.20, minus the labor portion of the trades you do.
Owner-builder savings = each ticked trade's share of construction cost (NAHB 2024 Table 3) × its labor share Assumption. Site clearing, driveway and septic save their labor share of their own line. Tile is split from NAHB flooring Assumption. Foundation, plumbing, electrical, HVAC and septic may need a license, permit or inspection depending on local rules.
| Trade | Share · labor |
|---|---|
| Site clearing | its own line · 70% |
| Driveway | its own line · 50% |
| Foundation & excavation | 10.5% · 50% |
| Framing (incl. trusses, sheathing) | 16.6% · 50% |
| Roofing | 3.9% · 50% |
| Siding / exterior walls | 5.7% · 50% |
| Windows & doors (install) | 3.7% · 20% |
| Plumbing | 8.2% · 50% |
| Electrical | 7.7% · 50% |
| HVAC | 6.3% · 50% |
| Septic system | its own line · 60% |
| Insulation | 1.6% · 50% |
| Drywall | 3.3% · 60% |
| Cabinets & counters (install) | 4.5% · 20% |
| Painting | 2.6% · 75% |
| Flooring | 2.6% · 40% |
| Tile | 1.0% · 60% |
| Trim & interior doors | 3.0% · 50% |
| Landscaping | 2.2% · 50% |
| Cleanup | 0.7% · 90% |
Utilities: city water hookup $1,000–$6,000, sewer $1,500–$5,700, power about $1,000 at the lot, power extension $4–$12/ft, transformer $3,000–$7,000 (Angi, How Much Does It Cost to Get Utilities on Land? (2026)); water/sewer line extension $100/ft each Estimate (Angi says public water can reach $200/ft). Well $5,500 average (Angi, How Much Does Well Drilling Cost? (2026)); septic $8,016 average (Angi, How Much Does a Septic System Cost? (2026)); perc test $750–$1,950 (Angi, How Much Does It Cost to Clear Land? (updated Sep 2026)). Off-grid solar: 12 kW at $31,135 (EnergySage, Solar Panel Cost in 2026) plus whole-home batteries $24,000–$40,000 (EnergySage, Emergency Backup Solar Power Systems (H1 2026 marketplace data)); full battery-only off-grid can exceed $100,000.
Site prep: clearing $500 (light) / $3,050 (average) / $5,600 (wooded) per acre, grading $1,000–$3,300, survey $800–$5,500, soil test $670–$2,160 (Angi, How Much Does It Cost to Clear Land? (updated Sep 2026)); gravel driveway $3/sq ft Estimate within Angi's $1–$10 range (Angi, How Much Does a Gravel Driveway Cost? (updated Jul 2026)).
Permits & fees: NAHB 2024 national averages: building permit $7,640, impact fee $6,367, water & sewer fees $6,260 (public utilities only). Architecture & engineering 1.5% of construction (NAHB). Ranges use the midpoint.
Contingency: 10% (GC) and 20% (owner-builder) of everything except the land Assumption. Budget check: YES if within budget, TIGHT if up to 10% over.
Questions people ask
How much does it cost to build a house on raw land?
Add four things: the land, site prep (clearing, grading, driveway), utilities, and the house itself, plus soft costs, permits and a contingency. Custom homes started in 2024 had a national median contract price of $166 per square foot excluding land (Census Survey of Construction, via NAHB), from about $129 in the East South Central states to about $190 in New England. Raw land without utilities can add roughly $20,000–$40,000 or more for a well, septic and a power extension.
How much does it cost to put a well and septic on land?
Angi reports a national average of about $5,500 to drill a well (most pay $3,000–$9,000) and about $8,016 for a septic system (most pay $3,590–$12,463), plus a perc test of about $750–$1,950. Deep wells, rock and engineered septic systems cost more.
How much does it cost to run power to raw land?
Angi puts it around $1,000 when lines are at the property, and about $4–$12 per linear foot to extend, plus $3,000–$7,000 if a new transformer is needed. Your utility gives the real number with a new-service estimate.
How much can an owner-builder save?
You skip the general contractor's overhead and profit, and you save the labor portion of any trade you do yourself. NAHB's 2024 survey shows builder overhead (5.7%) and profit (11.0%) of the sale price. Savings are real but come with more time, more risk, and usually a harder time getting a construction loan.
Can an owner-builder get a construction loan?
It is harder. Many construction lenders require a licensed general contractor. Some lenders, credit unions and local banks do lend to owner-builders, usually with more cash down, proof of experience and detailed budgets. Ask lenders before you buy the land.
Is the Land Build Estimator free and private?
Yes. It is free with no signup, and your numbers are saved only in your browser.
Read more: How much does it cost to build a house on raw land?