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[Nevada] For the same money, which would you choose?

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nevaduh

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Hello everyone,

I am looking at a couple of lots in different counties throughout Nevada. Each parcel is roughly the same price but differing in size.

County #1
2 acres
Needs well and septic, approx 30k
Power nearby but not required for occupancy
No building permits or inspections required in the township
Township says build whatever you like but county says "we don't require permits there but please build to 2018 codes"
No snow, ever
If you need anything the closest town Walmart is 45 minutes away

County #2
1/4 acre
Municipal water/sewer
Power on site
Net metering available but no TOU
Permits and inspections required
Snows sometimes
Limited groceries/supplies in town, next town also with limited resources is 45 minutes away, or Las Vegas 2 hours away

If you had to choose, which one would you go with?

I would like 2 acres but I can't afford the well/septic unless I could borrow for it.

The 1/4 acre would be less expensive up front but I would be on-grid and limited to what I could do with solar.
 
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I like the permit free area of the 2 acre lot. Not having a well is difficult to work around. Perhaps another parcel in the same County would be better. Keep looking!
 
The 1/4 acre lot doesn't have immediate neighbors.... yet. Nearest neighbor is at least 1000ft away. But I feel like the area would call code enforcement about random things even if I put up a permitted shed to start with.

The 2 acre lot I could put up a shed and haul my own water. But in Nevada we don't haul water like they do in AZ so there aren't any of those "insert coin" fill stations.


My thing is I am poor. I have the money to outright purchase the land. I have some money to plunk down on a versatube shed or a kit. Either area is fine but it comes down to which one could I make a livable space for less and the least hassle.
 
cs1234 said:
#1, if it's just you. #2 if you currently have spouse / children that aren't onboard with the off grid lifestyle.
Click to expand...
I'd choose #1, with wife and kids, but I'm a glutton for punishment

But if you can't afford to get running water out there, and dont see that changung soon, that's a pretty big drawback to say the least
 
Personally I prefer more land and less intrusiveness of neighbors.

What fees for water/sewer?
How much property taxes in each case (which might be paying off some of that infrastructure.)

How much is the land? Can you have seller finance the land so you have cash for well and septic?
What is the success rate for wells? Are they drying up as others pump?
Who gave the $30k estimate, seller/realtor, neighbor, contractor?

Water is the most important thing about property.

Old RVs are cheap. Self contained, except you need to haul things in and out.
 
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Identify your water source for the “dry” property…

Ask neighbors and others about the wells - ask to taste the water - some well water tastes real bad.

Also for your temp hauling water… figure out where to get it - how much it will cost you - both in $$$, time, and fuel.

Also figure out the septic costs…


Good Luck!
 
Hedges said:
Personally I prefer more land and less intrusiveness of neighbors.

What fees for water/sewer?
How much property taxes in each case (which might be paying off some of that infrastructure.)

How much is the land? Can you have seller finance the land so you have cash for well and septic?
What is the success rate for wells? Are they drying up as others pump?
Who gave the $30k estimate, seller/realtor, neighbor, contractor?

Water is the most important thing about property.

Old RVs are cheap. Self contained, except you need to haul things in and out.
Click to expand...
I'd like to be able to grow some stuff to sell as well... It could be done on 1/4 acre if I didn't have to worry about setbacks.

About 25k either place. The 2 acre taxes are about $125 and the 1/4 acre is close to $200. Kinda high but that is in a city and zoned residential. The 2 acre lot has no zone.

Neither will carry the note. Water sewer hookup is 6k, $50 a month for their first tier. The 2 acre lot has wells in the area about 100-150ft. Need a licensed driller in NV and I got a quote for 17k. Septic was 10k, just rounding up to 30k for discussion's sake.

So the water is there, just can't afford to get it at the moment.

Can't RV it on the 1/4 lot. Here in NV the price of anything on wheels is absurd. People want 10k for a rusted 16ft 1970s camper trailer.
 
Some people haul water in their pickup or you could use a trailer.


Big property, you can bring in containers, insulated containers, etc.
I've seen cheap office trailers at auctions.

Ideally everything you do is for keeps. Build a chicken coop or insulated shed, call it home for a while. Build a garage, etc.

Two containers, roof, doors would make a good barn plus secure storage. And the initial container could be your first home.
 
For #1, if permit isn't need for anything, you can dig a hole and forego the septic system. It's 2 acres and nobody will know.
But having potable water is a BIG deal. If you can find a way to get water and store it without contaminating it, then you can probably wait until you have the funds to drill for a well.

But also keep in mind that while a particular township doesn't care about permits, it's the county that does enforcement. Township can say one thing, but county will say another. And if a city is involved, the city can say something else.
 
JWLV said:
you can dig a hole and forego the septic system.
Click to expand...
Where I live, I am surrounded by Amish. They use an outhouse. the other day, I asked my neighbor how long the hole lasts before you have to dig another one. He replied, we have been using the same hole for 35 years.


JWLV said:
find a way to get water and store it
Click to expand...
That has my vote.
 
I would take the 2 acre's.
In 78 I broke my back and was laid up for two years. Had everything repossessed and no credit.
Found 3 lots in a small town and bought it for $3000 paid at $25.00 a month.
My income was $92.00 a month.
I bought a old 8x30 house trailer for $300 for $10.00 a month.
What I am getting at is even if you are poor you can buy the better property if you are willing to be patience and just do one thing at a time.
Might take 5 or so years to get your water etc but it will get done.
Greg
 
JWLV said:
For #1, if permit isn't need for anything, you can dig a hole and forego the septic system. It's 2 acres and nobody will know.
But having potable water is a BIG deal. If you can find a way to get water and store it without contaminating it, then you can probably wait until you have the funds to drill for a well.

But also keep in mind that while a particular township doesn't care about permits, it's the county that does enforcement. Township can say one thing, but county will say another. And if a city is involved, the city can say something else.
Click to expand...
In all but two counties here, you need a septic permit from the state. 2 acres isn't really that much, especially when it is desert all around. I wouldn't mind pooping in bags but I don't want to find out the penalty for "contaminating the groundwater"
 
nevaduh said:
you need a septic permit from the state
Click to expand...
In Indiana, a septic permit is only needed if the waste is flushed via water (e.g., like a toilet). Consequently, out houses with just a hole are exempt from the permitting process. Coincidentally, I talked to our County Health department last week about this very issue.
 
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