Site Prep Costs in Texas: Well, Septic, and Electric Explained

By Justin·January 15, 2025·7 min read

If you are putting a manufactured home on raw Texas land, the home itself is rarely your biggest cost surprise. The three items that vary the most — and that can have the biggest impact on your total budget — are well drilling, septic installation, and electric service. Here are realistic cost ranges from recent Texas installs, broken down by region.

Well Drilling

Texas well costs depend on how deep the water table is in your area, and that changes dramatically across the state.

East Texas (Tyler, Lufkin, Beaumont): $7,000–$12,000. Shallow water table, often 80–150 feet. Easier drilling.

Central Texas (Austin, Waco, Hill Country): $10,000–$18,000. Limestone aquifers, medium depth (150–400 feet). Drilling through rock takes longer.

South Texas (San Antonio south to the Valley): $9,000–$15,000. Carrizo and Gulf Coast aquifers, moderate depth.

West Texas (Midland, Lubbock, El Paso): $14,000–$25,000+. Deep water tables (400–800+ feet), low yield in some areas.

North Texas (DFW area): $10,000–$16,000. Trinity aquifer, medium depth.

Other costs that come with the well: Pressure tank ($800–$1,500), well house / pump house ($1,500–$3,500), water filtration if minerals are heavy ($1,200–$4,000), permit and inspection ($150–$500).

Pull a drilling log report for your county before getting quotes. Most TX counties publish them through the Texas Water Development Board.

Septic Systems

Texas counties have specific requirements depending on your location, lot size, and soil conditions. Two main types:

Conventional Gravity Septic

Cost: $5,500–$9,000 installed.
Requirements: typically need 0.5+ acres, percolation test must pass, soil must drain.
Common in: many older subdivisions, some rural counties with sandy soil (East Texas).
Lifespan: 25–40 years with good maintenance.

Aerobic Treatment Unit (ATU) Septic

Cost: $10,000–$18,000 installed.
Requirements: required in most rural Texas counties for new installs, in counties with clay soil, smaller lots, or near water bodies.
Lifespan: 20–30 years, requires quarterly maintenance contract (~$300/year).

Counties that require aerobic for new installs: Bexar, Comal, Hays, Travis, Bandera, Kendall, Williamson, Caldwell, and most counties surrounding any lake or river. Check with your county environmental office for current requirements.

Permits: Texas Commission on Environmental Quality (TCEQ) handles the rules, but local Authorized Agents (usually your county environmental office) issue the permit. Cost: $300–$700.

Use a licensed installer (TCEQ Site Evaluator + Installer II at minimum). Permits cannot close without a licensed installer, and the home will not pass final inspection.

Electric Service

Costs vary widely based on how close existing utility lines are to your property.

Best case (utility pole at the property line): $1,800–$3,500. Meter pole, service panel, and the utility's connection fee.

Mid case (need to extend 100–300 feet): $3,500–$8,000. Utility company runs new line, typically charged per pole and per foot.

Longer extension (500+ feet of new line): $10,000–$30,000+. Always call the utility before buying land to get a written line extension quote.

Other costs: Service panel ($1,200–$2,500), meter pole ($500–$1,000), underground vs overhead trenching ($800–$3,000), inspection fees ($150–$400).

Most rural Texas is served by electric co-ops (Pedernales, Bluebonnet, GVEC, CoServ, etc.). Their connection policies differ from investor-owned utilities like Oncor or CenterPoint. Check the co-op's published line-extension policy for your area.

Realistic Total Site Prep Budgets

For raw Texas land needing well, septic, and electric:

East TX, easy access: $18,000–$28,000 total
Central / South TX, average conditions: $28,000–$45,000 total
West TX, remote, deep well: $45,000–$75,000+ total

If you are budgeting for a $75,000 home on raw land, plan for a total project cost of $100,000–$140,000 depending on your location and conditions. Having this number before you commit to a home is essential for accurate financing and budgeting.

The single most useful step: get written quotes from a well driller, a septic installer, and the local electric utility before finalizing your home purchase. At Texas Homes Direct, we help our buyers put together the full cost picture upfront so the numbers are clear from the start.