If you’re looking to buy land to build a house, there’s one critical question you need answered before closing: Does the land perk? In other words, can the soil support a septic system?

For rural properties without municipal sewer access, a septic system is the only way to handle wastewater. Without the right soil test results or septic permit, your “dream property” may turn out to be unbuildable, or require a costly engineered system that blows your budget.

During a recent episode of the National Land Podcast, Land Professional Robert Waddell and Tyler Sgro, CEO of Davis Horizons, explained why soil testing for septic should be a top priority when purchasing land.

Septic Systems Determine Buildability

No septic approval means no house. A soil test confirms whether your property can support a septic drain field and what type of system you’ll need. As septic specialist Tyler Sgro put it, “There’s no such thing as free land. Someone’s brother gifts them, hey, here’s 20 acres. And there’s a reason he probably wanted to gift them that 20 acres: because it’s terrible for soil and septic.”

Imagine buying land, designing your dream home, and then discovering your lot only perks for a 2-bedroom septic system, not the 4-bedroom house you planned. If your land doesn’t perk, you may only have the option of an expensive engineered septic system, or no buildable option at all.

Septic Costs Can Make or Break Your Budget

A conventional septic system for a 3–4 bedroom home typically costs $5,000–$10,000. But if poor soil or a high water table forces you into an engineered solution, the price can soar to $30,000–$40,000+.

Land Professional Robert Waddell explained why buyers worry, stating, “People hear the nightmare stories of systems being engineered, systems that are exuberant amounts of money, 30, $40,000 systems. And they’re scared that that could be their case when buying property.”

Knowing septic costs upfront lets you factor them into your land purchase budget and avoid surprises.

Soil and Space Matter More Than You Think

Just because your neighbor has a conventional septic system doesn’t guarantee your land will perk. Soil texture, drainage, seasonal high water tables, and available space all affect septic approval.

Tyler noted, “Sometimes the issue is we have good soil, not enough space. Other times, we have plenty of space and not good soil. But these are all things that can influence…which direction the results may take us to an engineered or non-engineered solution.” A professional soil test is the only way to know for sure.

Bottom Line: Don’t Buy Land Without a Soil Test

When buying rural property, asking about septic systems is just as important as asking the price per acre. Septic testing ensures your property is buildable, protects your budget, and helps you plan for the right size home.

Working with an experienced Land Professional and a trusted soil scientist or septic professional is the best way to avoid costly mistakes and make sure your property supports your long-term goals.