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Updated almost 2 years ago on . Most recent reply

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Alicia Prokos
  • Developer
  • Powell, OH
43
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59
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Rules of Thumb for Estimating Road and Utilities Installation Costs?

Alicia Prokos
  • Developer
  • Powell, OH
Posted

I am considering buying a 50 acre, rolling to hilly parcel with lake views near Knoxville, TN for a proposed subdivision of 1 acre lots.  I need a good short hand method to estimate the cost of building a curb and gutter road along with trenching and installation of gas, water, sewer, and electric. Everyone I consult says it depends and that I must hire an engineer and do soil testing, etc. in order to get an accurate number.  Also people seem not to want to give me rough estimates because I might "hold them to it," or because there are "a million factors." I know all that, but I look at a lot of land and I need a back of the envelope evaluation method that gives me a sense of rough feasibility to know if this is worth my time financially.  I realize there are unexpected things that come up and a dizzying amount of variables that affect the cost, but I need to start somewhere and don't want to pay for engineering and other studies for every property that I review. I also realize that prices vary a lot state to state and county to county, given the local standards for building. All that aside, does anyone have a generic range for these components, for example say $x/ linear foot for a 20-ft wide, standard roadway with extruded curb & gutter, say doubling that if your grades are more than Y degrees, or tripling if more than Z degrees? Or 10X the whole thing if you have to blast through rock? Also, $X per linear ft for a 6" water line, including trenching, pipe, and installation labor? And the same rough linear foot benchmark for gas, underground electric, and sewer trunk extensions (not lateral lines to individual homes, but extensions of the utility main lines into the new community). Any references to cost estimation algorithms or instructional education would be most helpful too. Thank you!

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Henry Clark
#1 Commercial Real Estate Investing Contributor
  • Developer
3,857
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3,862
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Henry Clark
#1 Commercial Real Estate Investing Contributor
  • Developer
Replied

What are you expecting on the sales side?   50 acres.  1acre lots.  With set backs and road ways.  Let’s say 40 lots.  At let’s say $150,000 per lot or $6mm.

Add sales commission to your list at 7%. Or $420,000

Survey cost. $30,000

Fire hydrants at $10,000 per.  Assume a 300 foot direct distance requirement, not as the crow flies.    Let’s use 4,000 feet for all linear it utility discussions. 4,000/600= say 7. X $10,000= $70,000 for installed hydrants

Roads with curbs. We are required 24 foot widths plus the curbs. So 4,000 x say 26. At 7inch with rebar, mesh, fiberglass threads or nothing?  Ask you local road person for a per square foot at 7 inches.

Sidewalks?  Same as above. Get dimensions from city or county. Say 4 inches thick.  Ask your road guy.

Storm drains needed? Go with $180,000 per 800 feet.  At 4,000 feet that would be $900,000.

Water and sewer pipe along drives.  Say $150,000 each per 1,000 feet. Assuming no rock.  $1,200,000 total.

Are utilities at the front entrance to the property or down the road?  Add that.

Electric don’t know  ask for 4,000 buried.  Plus 40 lots/2 for shared box.  Ask how much per transformer box.  $$$$$$

No driveway entrances for house lots.???!

Signage and landscaping $50,000

Perimeter fence?  Say $50,000 per 1,000 feet.  Don’t know if you’re just doing the entrance.  This is just black metal   Not decorative brick etc.

Construction insurance? $30,000

GC 15% of say $6mm or $900k

Site prep for roads and 40 lots   Assume 0 dirt on or off property.  $100,000

Tree brush waste   Assume you haul and don’t burn.  100 truckloads at $300  or $30,000.  Does not include any dump fees.  Recommend you grind on site and use for mulch.

Legal fees-  $20,000

Soil compaction test.  $10,000

Percolation test. $5,000

Silt, erosion measures. $30,000

Engineer firm support for county, city, soil district, Corp of engineer filings and support. Inventory of aquatic habitat and Bat habitat.  SWPP plan monitoring. Say $30,000


What was missed?????

Forgot.
Building permits- $50,000

Property tax as commercial versus residential $30,000 during project

Bonding??? Cost

Now we get to Profit?????    

All of the above figures are wrong.  They are directional in concept. 

The $5mm I mentioned before was not for the total cost of the development.  That is your portion you would need to pony up front for the banks.  

  • Henry Clark
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