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Buying a Rural Home in Placer County, CA — What You Need to Know About Utilities & Infrastructure

When my clients sold their home in Roseville, CA and purchased a property in Foresthill, a rural community in the foothills of Placer County, it highlighted an important truth: buying a rural home comes with very different considerations than buying in a suburban or city setting—especially when it comes to utilities and infrastructure.



If you’re thinking about purchasing property in Foresthill or another rural area of Placer County California, here’s what you need to understand before writing an offer.


1. Septic Systems (No Public Sewer)

Most rural homes are not connected to public sewer systems and instead rely on septic tanks. A septic inspection is a standard part of buyer due diligence.


Pro tip: When submitting your offer, include a separate septic addendum that clearly states:


  • Who pays for septic lid exposure

  • Who pays for pumping

  • Who pays for the septic inspection


Clarity upfront prevents negotiation issues later.


2. Well Water Instead of Public Utilities

Instead of a city water provider, rural homes typically use a private well.

You’ll want a well inspection, which should include:


  • Flow and pressure testing

  • Water quality testing to confirm the water is safe to drink


This step is critical and should never be skipped.


3. Propane Instead of Natural Gas

Many rural properties use propane tanks rather than public natural gas lines.

Key questions to ask:


  • Is the propane tank owned or rented?

  • How often is it refilled?

  • Who services the tank?

  • What does it cost to refill?

  • Which appliances run on propane?


These answers directly affect ongoing ownership costs.


4. Electrical Power & Backup Systems

Most rural areas in Northern California are serviced by PG&E, but some properties are so remote that they’re partially or fully off grid.


In addition to confirming the primary power source, look for:

  • Solar systems

  • Battery storage

  • Backup generators (Generac or similar brands)


Backup power is especially valuable during wildfire-related shutoffs and helps keep critical systems running.


5. Fire Insurance & CA AB-38 Defensible Space

Fire insurance is a major consideration in rural areas.


You’ll want to:


  • Confirm insurability early

  • Understand coverage costs

  • Review any Cal Fire point-of-sale requirements, including California AB-38 defensible space compliance


This can impact both timing and cost.


6. Garbage & Waste Services

Unlike city homes, rural properties may not have curbside trash pickup.

Find out:


  • Is there a private garbage service?

  • Or are owners responsible for hauling trash to the dump?


This affects both convenience and routine planning.


7. Road Access, Easements & Maintenance

Many rural properties are accessed by private roads.

In this case, the property is located on a private road with a recorded easement shared by neighboring owners. The agreement requires:


  • Reasonable access for all owners

  • Road maintenance decisions by simple majority

  • Maintenance costs shared equally


Always review easement language carefully—it matters.


Final Thoughts

Buying rural property offers privacy, space, and lifestyle benefits—but there’s more to learn and evaluate compared to suburban homes. Working with an experienced local agent helps ensure nothing is missed during due diligence.


Kyle Wells, Realtor®

KWells Group Real Estate

Brokered by eXp Realty of California, Inc.

915 Highland Pointe Dr STE 250

Roseville, CA 95678

📞 916-778-8659

Serving Roseville, Rocklin, Loomis & surrounding Placer County communities


 
 
 

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