Rural land · Southern Utah & Northern Arizona
A fixed-price report on water, septic, power, and access for rural parcels, 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.
Grass Valley Excavation equipment, Big Water, UT
Who it's for
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.
Looking at raw land and want to know if the build budget works before closing.
Buying from far away, or for the first time, and can't walk the parcel with a 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
PDF in 48–72 hours
$299–$349
Everything in the desk 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.
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:
Based in Big Water, Utah, near Lake Powell and Page, Arizona. Not sure if your parcel is covered? Email and ask.
About
Johnathan runs Grass Valley Excavation out of Big Water, Utah. 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
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.
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; Grass Valley Excavation 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: Grass Valley Excavation may also bid on or perform work on a parcel it reports on. You are never required to hire us.
