Buying a Home with Well Water: Everything You Need to Know

As you trade the city’s hum for the tranquility of the countryside, you’ll likely discover that many rural homes draw their water from a private well system, a stark contrast to urban municipal services. Indeed, over 15 million homes in the U.S. rural housing market rely on well water, as reported by the Centers for Disease Control and Prevention. 

While this transition to well water may be unfamiliar, it brings with it a host of unique benefits. From the charming landscapes of Prince George’s County, Maryland, to the expansive regions of the Great Lakes, Florida, and the Carolinas, this Redfin guide is designed to answer your key questions, including the different types of water wells, the advantages and disadvantages of well water homes, and much more.

What is well water?

Well water is water that is sourced from an underground aquifer by drilling or digging a well. Unlike municipal water, which is treated and delivered by a public system, well water is a private water source for a property, drawn directly from the earth using a pump.

It is typically a natural resource that has been filtered by layers of soil and rock, often containing naturally occurring minerals. Because it bypasses municipal treatment, the homeowner is responsible for testing and maintaining its quality and safety.

Well water systems: Understanding the different kinds

When considering a home with well water, understanding the various types of wells is crucial. Each type is constructed differently, impacting its depth, water source, and potential for contamination.

Dug bored wells:

Construction: These are historically the oldest type, often excavated by hand shovel or backhoe. They have a large diameter (typically 2 to 3 feet wide or more) and are lined with materials like stone, brick, tile, or concrete rings to prevent collapse.

Depth: They are relatively shallow, usually ranging from 10 to 30 feet deep, drawing water from aquifers near the surface.

Contamination risk: Due to their shallow depth and often less continuous casing, they are highly susceptible to contamination from surface water runoff, sewage, and other pollutants. They can also be the first to go dry during droughts.

Driven wells:

Construction: These are built by driving a small-diameter pipe (typically 1.25 to 2 inches) with a screened tip directly into the ground. Sections of pipe are added as it’s driven deeper.

Depth: They are shallow, typically ranging from 30 to 50 feet deep, and are only suitable for areas with loose soils like sand and gravel, and a shallow water table with no large stones.

Contamination risk: While cased, they can still be easily contaminated because they draw water from shallow aquifers that are close to the surface, and they may not be sealed with grouting material. They are relatively inexpensive to install.

Drilled wells

Construction: These are the most common type of modern well. They are constructed using specialized percussion or rotary-drilling machines that can penetrate various soil and rock formations. They require the installation of a casing (a tube-shaped structure) and a screen, and the space around the casing is typically sealed with grouting material (cement or bentonite clay) to prevent contamination from surface water.

Depth: Drilled wells can be much deeper than dug or driven wells, ranging from hundreds to even thousands of feet. They access confined aquifers that lie below impermeable layers.

Contamination risk: Due to their depth and continuous casing with proper grouting, drilled wells have a significantly lower risk of contamination, making them a safer option for drinking water. They also offer a more abundant and stable water supply.

Pros and cons of buying a house with well water

Moving to a house with well water comes with a unique set of advantages and disadvantages compared to relying on a municipal water supply. Understanding these can help you decide if it’s the right choice for you:

Pros of buying a house with well water

1. No monthly water bill: This is often the biggest financial advantage. You won’t receive a bill from a municipal water company, potentially saving significant money over time.
2. Independence and self-sufficiency: You are not dependent on a public water system, meaning you’re less affected by municipal water main breaks, boil water notices, or rate hikes. This can offer a sense of security and autonomy.
3. Potentially better taste and quality: Many well water users report that their water tastes fresher, cleaner, and simply “better” than chlorinated city water, as it’s typically untreated with harsh chemicals.
4. No chemical additives: Unlike municipal water, which is often treated with chlorine and other chemicals for disinfection, well water generally doesn’t contain these additives, providing a more natural water source.
5. Unlimited supply:  As long as the well is properly drilled and maintained, and the aquifer is healthy, you have access to a virtually unlimited water supply without usage restrictions.
6. Increased property value (in some areas): A reliable, well-maintained private well can be seen as an asset and may even increase property value, especially in rural areas where municipal water isn’t available.

Cons of buying a house with well water

1. The homeowner is responsible for all maintenance and costs: This is the primary drawback. You are solely responsible for testing, repairs, and maintenance of the well pump, pressure tank, and any water treatment systems. These costs can be unpredictable and substantial.
2. Potential for water quality issues & contamination: Well water is not regulated by the EPA in the same way public water supplies are. Its quality can fluctuate due to environmental factors, agricultural runoff, septic system leaks, or naturally occurring minerals. Regular testing (at least annually) is crucial and mandatory for your safety.
3. Dependence on electricity: Most well pumps require electricity to operate. During power outages, you will not have running water unless you have a backup power source (like a generator) installed.
4. Risk of running dry or reduced yield: While usually reliable, wells can run dry or experience significantly reduced yield during severe droughts or if the local aquifer is over-tapped. This can lead to a complete lack of water.
5. Hard water issues: Well water often has a high mineral content (referred to as “hard water”). This can lead to mineral buildup (scale) on fixtures, appliances, and pipes, reduce the lifespan of water-using appliances, cause dry skin and hair, and make soaps less effective. A water softener is often necessary.
6. Unpleasant odors or tastes: Some well water can naturally have strong odors (like sulfur, resembling rotten eggs) or an unusual taste due to minerals, gases, or harmless bacteria. While often not a health risk, these can be unpleasant and require specific filtration systems.
7. Limited firefighting capacity: Unlike homes with municipal water access and fire hydrants, a private well may not provide sufficient pressure or volume for firefighting, which could impact insurance or emergency response.
8. Upfront costs for new systems or major repairs: If the existing well system is old or needs significant repairs (e.g., a new pump, well deepening, hydrofracking), the costs can be substantial and unexpected after purchasing a home.

Questions to ask when buying a house with a well

1. 1. Has the well water been tested recently? Can I see the most recent test results (within the last year, ideally)?
   2. What specific contaminants were tested for? (e.g., bacteria like E. coli and total coliform, nitrates, lead, arsenic, radon, volatile organic compounds (VOCs), iron, manganese, hardness, pH levels).
   3. Are there any known water quality issues specific to this geographic area? (e.g., agricultural runoff, industrial pollution, naturally occurring minerals that commonly cause issues).
   4. Is there any existing water treatment system installed? (e.g., water softener, sediment filter, carbon filter, UV purification system, reverse osmosis).
   5. If yes, what type is it, when was it last serviced, and what kind of ongoing maintenance does it require (e.g., salt refills, filter changes)?
   6. When was the treatment system installed?
   7. When was the well drilled? (The age of the well can indicate its expected lifespan and potential for issues) .
   8. What type of well is it? (Dug, driven, or drilled?)
   9. How deep is the well? What is the static water level (water level when not pumping) and the pumping level (water level when the pump is running)? (This helps assess the water supply’s consistency.)
   10. Is a well log available? (This document provides detailed information about the well’s construction, geological formations, and drilling process.)
   11. Has the well ever run dry or experienced significant drops in water pressure? If so, when, and what was the cause/solution?

Ways to maintain your well water system

Transitioning to a home with well water offers benefits like safety, availability, and potential cost savings over municipal services. However, homeowners must understand and perform routine maintenance to ensure water quality and system longevity. Don’t wait for issues to arise; proactively maintain your well with these five key tasks:

1) Test your well water annually

Well water quality constantly changes. While not federally mandated, annual testing is vital to protect your household from contaminants. Well water is more susceptible to issues like bacteria, nitrates, and mineral imbalances (iron, manganese, sulfides). Testing ensures your water is safe for drinking, cooking, cleaning, and bathing. If you notice any change in color, taste, or smell, or if your area experiences flooding, test your water immediately, regardless of the last test date.

Testing is easy and affordable. DIY kits are available, allowing you to send samples to third-party labs for analysis and guidance. Alternatively, hiring a professional ensures samples are collected and tested in a state-certified lab, offering expert interpretation of results and next steps.

• Why test: Ensures safety, identifies contaminants, homeowner’s responsibility (not EPA regulated).
• When to test: Annually, when buying a home, after floods/repairs, or if water changes (taste, smell, color).
• What to test for: Bacteria (Coliform, E. coli), nitrates, pH, hardness, and specific metals (lead, arsenic) if common in your area.
• How to test: For accurate results, use certified labs, either by hiring a professional or by using DIY kits like Tap Score that send samples to a lab. Always follow the instructions meticulously.

2) Get your well system inspected annually

Beyond water quality, annual professional inspection of the well system itself is critical. A properly functioning system is key to clean water. Inspectors assess the well and pump for damage (like cracks or settling) that could allow contaminants in. Regular inspections diagnose problems early, preventing costly issues like full system replacements, offering peace of mind, and saving on future repair costs.

3) Evaluate your water softener

Well water often has high mineral content, leading to “hard water.” While generally safe, hard water can cause issues like buildup around fixtures, dry skin, spotted dishes, dingy laundry, slow drains, corroded plumbing, and reduced appliance lifespan. Most well homes utilize water softeners, which use salt to neutralize minerals. Regularly check salt levels and replace the brine tank as needed to ensure the softener operates effectively.

4) Prevent hard water stains

High iron content in well water often leads to rusty orange stains on porcelain fixtures, laundry, and dishes. While not a safety concern, these stains are unsightly and hard to remove once set. If you don’t have a water softener, prevent stains by wiping down surfaces after each use and regularly cleaning sinks and toilets. For laundry and dishes, vinegar solutions can help. Consider a water softening system for a significant reduction or elimination of these stains.

5) Keep well water tasting and smelling fresh

Even without dangerous bacteria, well water can sometimes have unpleasant tastes or odors. A filtration system can eliminate minor impurities, such as hydrogen sulfide, which causes a “rotten egg” smell. If filtration doesn’t resolve taste or odor issues, it may indicate a larger. 

Bottom line

Navigating the nuances of a well water system can seem daunting, but with the right knowledge, it’s a fantastic feature. If you’re looking for a house with well water for sale, a Redfin agent can help you find the perfect property. Download the Redfin App or click here to start your home journey now.