godeep83 said:

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In my case $10k elect + $20k well just to get the necessities of electricity & water to a small property!

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should be reflected in your price per acre. If not, make a low ball offer on the property. Sellers know the buyer will need spend $30k for power and water

Good advice and what I did. Had already offered and counteroffer twice getting original asking price down where I wanted it. But when I did my due diligence and researched elect & water cost I went back to owner and said I was out unless they came off another $20k. They came back with $10k. Now I've got to make a decision.