Coverage vs Reality: What “Available” Really Means
FCC broadband maps say coverage exists at an address, but that does not mean a tech shows up next Tuesday. Rural broadband connectivity is one of the most over-promised and under-delivered aspects of buying land outside city limits. A carrier may report “available” because their tower covers the general census block, while your specific parcel sits in a dead zone behind a ridge. The most expensive mistake rural land buyers make is assuming “coverage” equals “usable internet at the building site.”
The FCC National Broadband Map is a starting point, not a guarantee. It shows which providers have filed coverage claims for a location. Cross-check those claims by calling the ISP directly with the parcel’s GPS coordinates and asking two questions: can you install service at this exact location, and what speed tier would I receive? The answers often differ from what the map shows.
Speed, Latency, and Work-From-Home Readiness
Download speed gets the headlines, but latency decides whether video calls freeze or flow. For remote work with Zoom, Teams, or Google Meet, you need at minimum 25 Mbps down, 5 Mbps up, and latency under 100 ms. Fiber and cable clear those numbers easily. Fixed wireless usually does. Satellite—even modern low-earth-orbit services—can struggle with latency spikes during peak hours or bad weather, per user-reported data tracked at Ookla’s Speedtest Global Index.
If the parcel is meant for a primary residence with remote workers, test or verify real-world speeds before closing. A neighbor within line of sight to the same tower is your best speed reference—ask if they are willing to run a speed test on their phone while you visit.
Parcels with no viable option above 10 Mbps down are effectively unsuitable for full-time remote work. That limits the buyer pool at resale and can depress land value by 5–15 % relative to connected parcels in the same area, according to studies cited in the USDA Economic Research Service digital-access reports.
Fiber, Fixed Wireless, Cable, Satellite: Tradeoffs
| Technology | Typical Speed | Latency | Rural Availability |
|---|---|---|---|
| Fiber | 100–1,000 Mbps | 5–15 ms | Limited; expanding via BEAD grants |
| Fixed wireless | 25–300 Mbps | 15–50 ms | Depends on tower line-of-sight |
| Cable/DSL | 10–500 Mbps | 10–40 ms | Stops at subdivision edge |
| LEO satellite | 25–200 Mbps | 25–80 ms (variable) | Nearly universal; weather-sensitive |
| GEO satellite | 10–25 Mbps | 600+ ms | Universal; unusable for video calls |
Fiber is the gold standard but rarely reaches parcels more than a mile from an existing trunk line unless a BEAD (Broadband Equity, Access, and Deployment) grant is funding the extension. Fixed wireless is the workhorse for rural areas where tower geography cooperates. LEO satellite fills the last gaps but comes with data caps, weather sensitivity, and monthly costs ($90–$120+) that add to ongoing rural utility expenses.
Upgrade Paths and Rough Cost Ranges
If current options are inadequate, what does an upgrade actually cost?
- Fixed-wireless antenna install. $0–$300 if the ISP provides the equipment; $500–$1,500 if you need a tall pole mount or tower to clear tree canopy for line-of-sight.
- Fiber lateral from road to house. If fiber passes the road frontage, the lateral (trench or aerial drop to the building) typically costs $0–$500 through the ISP. If the parcel is set back 1,000+ feet, expect $3–$8 per foot for private trenching.
- LEO satellite kit. Hardware runs $300–$600 upfront plus $90–$120/mo service. Installation is self-service for most; professional mounting on a roof or pole adds $150–$400.
- Cellular hotspot or booster. A backup option at $50–$100/mo for data, plus $300–$800 for an external antenna and signal booster if the parcel is in a weak cell area.
Add the install cost to your acquisition basis. It is a one-time expense, but the monthly service becomes an ongoing holding cost tracked in the Land Purchase Cost Estimator and annual carry calculations.
Questions to Ask Before You Buy
- Which ISPs have actually installed service at addresses within half a mile of the parcel—not just filed coverage claims?
- Is there clear line-of-sight from the building site to the nearest fixed-wireless tower, or do trees and terrain block it?
- Are any BEAD or state broadband grants funding fiber expansion in this area, and what is the projected completion date?
- What speed and latency does a nearby property actually experience during evening peak hours?
- If satellite is the only option today, does the parcel have a clear southern sky view (for LEO service) free of tall pines or structures?
Document the answers. Broadband availability directly affects land value and resale demand. The Land Value Appreciation Projector lets you model how a connectivity improvement (fiber arriving in two years, for example) might shift the parcel’s growth trajectory compared to parcels that remain underserved.
Speed, latency, and cost figures above are reference ranges for planning, not ISP quotes. Actual service availability depends on your specific location, terrain, provider infrastructure, and equipment. Verify directly with each carrier using the parcel’s GPS coordinates before making a purchase decision based on connectivity assumptions.