Updated: March 2012
Finding a desirable location is the first step in finding a suitable lot for your new home. Some other things to consider:
- Boundaries: The lot should be physically inspected to insure it matches its the legal description. Before you close on the lot it is advisable to have a boundary survey done and certified to the title company.
- Deed Restrictions: Be sure you know and understand what limitations may exist on the use of the land (such as covenants).
- Zoning: Don't assume your lot is zoned the same as nearby parcels.
- Easements: An easement gives someone else the right to use a portion of your property for a specified purpose. Or, may give you the right to cross someone else's property to access yours.
- Special Assessments, Liens, and Local Improvement Districts
These need to be checked. If you know and understand these items, they will not be a surprise later on!
Some other useful information...
Were County Road Access, Natural Gas, Electricity, Telephone, Water Rights, Septic, conveyed by deed prior to 5/5/72?
- Tri-Valley Gas, 303-648-3228
- Global Energy, 303-660-9579
- 500-gallon tank includes regulator on tank for approximately $65/year, paid quarterly.
- 1,000-gallon tank includes regulator on tank for $100/year, paid quarterly.
- There is no charge for setting the tank if the foundation is already in place.
- The charge to install gas pipe to house is approximately $500 for 35 feet.
- Depending on supplier, the price of gas, including delivery, is around $1.49 to $1.99 per gallon.
- Average winter-time gas usage is 150-250 gallons per month depending on furnace/hot water/stove/oven, size of house, and insulation.
- Regular service routes deliver once per month. Regular route customers have preference over call-in customers.
- Furnaces are generally modifiable between natural gas and propane by changing the orifice size and type.
- Hot water heaters must be purchased for specific use with either natural gas or propane, and generally cannot be converted.
Natural Gas Information
- Black Hills Energy, 303-488-0984
- It typically costs $9 to $12 per running foot to install a pipe to the main gas line; there is no charge to install a gas meter.
- Foundation soil and septic percolation tests can be done by Geoteknica, 303-660-0300. In Douglas County the price is approximately $750.
- Inter-Mountain Rural Electrification Association (IREA), 303-688-3100
- Installation of a power line typically costs $5 to $8 per foot from an existing power line. Poles are typically spaced up to 250 feet apart; if poles are required they cost about $1,200 each.
- You can get a $1,200 credit if you sign a contract for a monthly bill of at least $24.
- You can get an additional $400 credit if you agree to allow IREA to install an IREA-maintained yard light, which would add about $8.30 to your power bill each month.
- Plastic pipe can be installed from a well to a home up to about 600 feet away at a cost of $11 to $15 per foot. Over 700 feet would probably require steel pipe, and the cost would rise to around $16 to $22 per foot.
- Household permit probably in Dawson Aquifer. With household permit, animals and yard can be watered only by using a cistern with hauled water. Domestic permit probably in the Denver Aquifer, in this area between 500 to 1,200 feet.
- Some local companies that can drill water wells:
- Water rights often sell for $5,000 to $20,000 per acre-foot, but are not always available, and can not always be used to deliver water to areas needing it.
- Well information can be obtained from the State Water Resources Engineer, 303-866-3581.
- The Denver Aquifer starts at approximately 6,300 feet elevation in South Douglas County, along County Road 105.
Septic System Information
- Septic systems generally cost $10,000 to $20,000, depending on their size and the results of soil percolation tests. If required, an engineered system can cost much more.
- To be allowed to have a septic system, lots be be larger than 2.3 acres, or be an an approved and zoned subdivision.
- If building on a lot served by the a community water & sewer district, tap and development fees will be required and generally run around $21,000.
- If the lot is an a Local Improvement District (LID), LID assessments for each lot can run between $5,000 and $35,000, plus interest. This is generally added to property taxes and paid off over a period of 10 years.
Road Maintenance Information
- Douglas County Public Works, 303-660-7480
Permit, Survey, and Inspection Information
Property Tax Information
- Assessed values of property and ownership information can be looked up on the Douglas County Assessor's website.
- Douglas County residential tax assessment for 2014 was 9.2%.
- Douglas County taxes vacant land at 29% of actual value, times the tax rate, which is between 8% to 16%, depending on special district.
This information is not guaranteed. Interested parties are advised to independently verify this information through personal research or with appropriate professionals.