"Why Town Sewer Access Can Make or Break a Vacant Land Deal"

"Why Town Sewer Access Can Make or
Break a Vacant Land Deal"

🚽 Why Town Sewer Access Can Make or Break a Vacant Land Deal

When it comes to vacant land, everyone wants to talk about views, acreage, and zoning—but there’s one detail that quietly determines whether a deal flies or flops: sewer access.

I’ve seen it make buyers walk, make builders drool, and make land values swing wildly. Here’s why it matters so much.

💧 Septic vs. Sewer: What’s the Difference?

• Septic systems rely on soil conditions and space. You’ll need perk tests, separation distances, and usually an engineer.

• Town sewer connects to the municipal system, meaning fewer headaches, faster builds, and more flexibility.

🏗 Sewer = Simpler Development

Here’s what happens when land is on sewer:

• No waiting on perk tests or health department approvals

• Smaller lots can still be buildable

• Multifamily or higher-density projects become possible

• Builders move quicker—and so do buyers

It’s like going from a dirt road to a highway.

💸 The Value Impact

Vacant lots with town sewer can fetch a premium—sometimes 20–50% more, depending on the location and what else is allowed on-site.

It’s not just the infrastructure—it’s what sewer enables:

• Easier subdivision

• Additional units

• Faster turnaround times

📍 Real Life: Yorktown & Cortlandt

In places like Yorktown and Cortlandt, sewer access is the golden ticket. You can have two identical lots—same size, same zoning—but if one’s on sewer, it’s often the only one a builder will touch.

And as someone working with buyers every day, I can tell you: most don’t want to deal with septic unless they’re building a one-off custom home.

🧠 Pro Tip for Sellers

If your land has sewer access—or a stub nearby—you need to highlight that. It’s one of the most overlooked selling points in listings, and it can be the reason a deal gets done.

✅ Bottom Line

Whether you’re buying, selling, or just watching the market, sewer access is not a small box to check. It’s a deal-maker. And if you’re unsure whether your land has it, or what it means for value—I’m happy to walk you through it.

Call me at 845-590-5488

Unlike most agents I actually answer my phone
99% of the time

Or you can email me at tsan25@aol.com

Good LUCK with your land quest!!!