If you’re buying or selling a home in Colorado’s foothills or mountains, a PRIVATE WELL can be one of the most important parts of the transaction

Here’s what every buyer and seller should know:

The well permit matters
Make sure the well has a valid Colorado permit and verify what the well is legally allowed to be used for. Some wells are limited to indoor household use only, while others may allow watering livestock, irrigation, or gardens.

Water quantity is just as important as water quality
Ask:

  • How many gallons per minute (GPM) does the well produce?

  • Has the well ever run dry?

  • Is there a cistern or storage tank if the well has a low yield?

A lower-producing well can still work well for a home if it’s paired with adequate water storage.

Test the water
Unlike city water, private well owners are responsible for testing. Buyers should request recent laboratory results or order testing for:

  • Coliform bacteria

  • Nitrates

  • Arsenic

  • Lead

  • Other local contaminants as recommended

Colorado encourages regular testing because private wells are not regulated like municipal water systems.

Inspect the entire well system
A professional inspection should evaluate:

  • Well pump

  • Pressure tank

  • Electrical components

  • Well casing and cap

  • Flow rate

  • Overall condition and remaining life

Repairs can be expensive, so inspections are money well spent.

Ask about maintenance history
Sellers should provide:

  • Pump replacement dates

  • Water treatment equipment records

  • Water testing reports

  • Any repairs or upgrades

  • Age of the well

Good documentation builds buyer confidence.

Understand ongoing ownership costs
Although there’s no monthly water bill, homeowners should budget for:

  • Periodic water testing

  • Pump maintenance or replacement

  • Pressure tank replacement

  • Water filtration or softening if needed

Wells and septic often go together
Most mountain homes have both a private well and septic system. Buyers should inspect both during the due diligence period because they work together to provide essential services.

Lenders may require additional testing
FHA and VA loans often require water quality testing and may require minimum well flow standards before approving financing.

Mountain wells are unique
Well depth and production can vary dramatically—even between neighboring properties. One home may have a 200-foot well producing 12 GPM, while the next has a 700-foot well producing only 2 GPM. Never assume neighboring properties have similar water supplies.

A well isn’t a negative—it’s an asset
Many mountain homeowners actually prefer private wells because they offer:

  • No monthly water bill

  • Excellent-tasting groundwater

  • Independence from municipal water systems

  • Reliable service when properly maintained

Sandy Swan’s Advice:

For buyers considering homes in Evergreen, Conifer, Bailey, Shawnee, Indian Hills, or other Colorado foothill communities, understanding the well system is just as important as evaluating the home’s roof, foundation, or septic system. A properly maintained private well can provide decades of reliable, high-quality water and is a normal part of mountain living.

Tips for Sellers

  • Have your water tested before listing.

  • Gather your well permit, maintenance records, and pump information.

  • Consider a pre-listing well inspection to avoid surprises.

  • Be prepared to answer questions about flow rate and well history.

Tips for Buyers

  • Never skip the well inspection.

  • Review the Colorado well permit.

  • Understand exactly what the well is permitted to do.

  • Budget for future maintenance just as you would for a roof or furnace.

  • Ask detailed questions about water quantity, quality, and system age.

Have a well question?

Contact us!