Buying a home with a well in Durango, CO, means looking beyond the house itself. You also need to understand the water supply, check the well permit, test the water, and confirm the system can meet your household’s needs.
A private well can offer independence from a municipal water system, but it also makes you responsible for the water supply and its upkeep. This matters because, according to the CDC, about one in five sampled private wells contained at least one chemical at levels that could pose health risks.
Before you make an offer, take time to get all the information you need to understand the implications and responsibilities of well ownership when navigating the Durango real estate market.
Buying a Home With a Well in Durango, CO: Can You Use the Water However You Want?
No. You cannot necessarily use it as you see fit. Many residential wells in Colorado are classified as exempt wells. They still need a Colorado Division of Water Resources permit, but they are exempt from administration under the state’s water rights priority system.
Certain exempt well permits for residential properties smaller than 35 acres are restricted to indoor household use. This means you may not use the water for:
- Lawns
- Vegetable gardens
- Livestock
When looking at homes in the Durango and Bayfield areas, ask the seller for the well permit number. Colorado’s DWR provides an online Well Permit Search, where you can search by address, permit number, or other property details. Its records can include:
- Permit status
- Permitted uses
- Well depth
- Construction date
- Pump test yield
If the permit conditions are unclear, ask a qualified Colorado water professional to explain what they mean for your plans.
What Should a Well Inspection Cover in Durango and La Plata County?
A private well inspection helps buyers assess the condition and reliability of a property’s water system. A standard home inspection checklist may not cover this, so arrange an inspection by an appropriately licensed well contractor to assess:
- The well casing, cap, and visible seals for damage or deterioration
- The pump, pressure tank, controls, and electrical components
- The system’s water production and whether it meets household needs
- Any storage tanks
Ask for copies of any available well logs, previous inspection reports, pump test results, repair invoices, and maintenance records. A well’s recorded depth alone does not tell you how much water it can reliably provide. Compare the available information with the DWR permit records, and ask about any inconsistencies.
Check when the pump and pressure tank were last serviced or replaced, as their condition affects future costs.
Bonus Tips: Ask whether the well has ever gone dry or experienced periods of low water production.
If the well is shared with other property owners, review the well-sharing agreement and any applicable covenants. Clarify how maintenance costs, repairs, and water use are handled.
Why Is Water Quality Testing For Wells Important in Durango, Colorado?
Water quality testing helps you determine whether a property’s well water is safe to drink before you buy. Private well water should be tested at least once a year for total coliform bacteria, nitrates, total dissolved solids, and pH.
Arrange an independent water quality test with a state-certified laboratory and ask for a report. If the results raise concerns, consult the laboratory or local health department about the findings and whether further testing or treatment is needed.
Also find out whether the property has a water treatment system. If it does, ask what contaminants it is designed to treat, whether it is working correctly, and what well water maintenance or replacement costs you may need to budget for.
Water quality is an important factor to consider when comparing neighborhoods and properties in the Durango area.
Is There a Septic System on the Property?
Some Southwest Colorado properties [VIDEO PLACEHOLDER:https://www.youtube.com/watch?v=TvIt9OLmZJM] use private septic systems, while others connect to public or community sewer services. If the property has a septic system, check its condition, permits, and maintenance history. Slow drains, sewage odors, standing water, or unusually green, spongy grass around the drainfield may indicate a problem.
Requirements vary by county. For instance, in La Plata County, most existing septic systems require an inspection and a Continued Use Permit as part of a property sale, unless an exemption applies.
In Archuleta County, including Pagosa Springs, most require an inspection by a NAWT-certified inspector and a septic tank servicing report. Both reports must be less than 12 months old for the county to issue its Transfer of Title Acceptance Document.
Frequently Asked Questions
Does a Well Increase Property Value?
A private well can add to a property’s appeal, particularly in rural areas where municipal water is not available. However, several property value considerations come into play, including water supply reliability, water quality, permitted uses, and equipment condition. A well should not be viewed as an automatic increase in property value.
Is It Expensive to Maintain a Well?
Homeowners should budget for regular water testing, inspections, and occasional repairs. Costs depend on the well’s condition, the equipment it uses, and whether it needs water treatment. Replacing a well casing or repairing a submersible water pump can add to ownership costs, so check the system’s history before buying.
Is Well Water Free?
You do not pay a municipal water provider for water pumped from your own well. However, that does not make the water supply cost-free. You still pay for electricity to run the pump, routine testing, equipment maintenance, treatment, and repairs.
Buying a Home With a Well in Durango, CO: Make an Informed Decision
Buying a home with a well in Durango, CO, is often part of the appeal of living in Southwest Colorado. Perhaps you’re dreaming of acreage in Hesperus, a home near Bayfield, or land in Mancos. Whatever catches your eye, don’t let water-supply questions catch you by surprise.
At Woosa Properties, Jon Burden, REALTOR®, combines years of real estate experience with local knowledge of Durango and Southwest Colorado. We know buying from out of state is challenging, so we offer personalized relocation support, including “Living in Durango Colorado” YouTube videos to help you make informed decisions. Contact us today for a free relocation guide to get started.