By Prerna Kapoor, CLHMS | REAL Brokerage | May 1, 2026
Quick answer: About 10% of Colorado homes rely on private well water instead of municipal systems. If you’re buying a home with a well, you’re responsible for testing, treatment, and maintenance – there’s no city or state agency monitoring your water quality for you.
Why This Matters When You’re Buying or Selling a Home
I’ve worked with buyers who fell in love with a property in Elizabeth or Franktown, only to realize at inspection that the home runs on well water – and they had no idea what that meant. It’s not a dealbreaker, but it is something you need to understand before you close.
Municipal water (what most homes in Parker, Aurora, and Lone Tree use) comes from a treated public system. You pay a monthly bill, and the water district handles testing and treatment. Well water is different. You’re drawing from an underground aquifer on your property, and the quality and quantity are your responsibility.
According to the Colorado Department of Public Health and Environment (CDPHE), private wells are not regulated by state or local agencies. That means no one is checking your water unless you do it yourself.
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Here’s what surprises most people: Colorado only requires well water testing when a well is first drilled or when the pump is replaced. After that, there’s no legal requirement to test. The EPA and CDPHE both recommend annual testing for coliform bacteria and nitrates, but it’s voluntary.
If you’re buying a home with a well, your lender may require a water test as part of the loan process – FHA and VA loans almost always do. Conventional loans sometimes don’t, but I always recommend getting one anyway. A basic well water test through your county health department typically costs $25-$75. A more thorough panel (including heavy metals, PFAS, and pesticides) runs $150-$300.
The Real Costs of Well Ownership
Municipal water in the Denver metro area averages around $50-$80 per month for a typical household. Well water has no monthly bill, but there are costs most people don’t think about up front.
A new well pump costs $1,500-$3,500 installed, and pumps typically last 10-15 years. A water softener system (common in areas with hard water, which is most of Colorado) runs $1,000-$3,000. And if your well runs dry – which does happen during drought years on the Front Range – drilling a new well costs $15,000-$30,000 depending on depth.
That said, over a 30-year mortgage, well water can save you significant money compared to municipal bills. The math depends on your specific situation, which is why I always walk my clients through it before they make an offer.
Where in the Denver Metro You’ll Find Well Water
Most homes inside Parker, Lone Tree, Castle Pines, and Aurora city limits connect to municipal water systems. You’re more likely to encounter well water in:
Rural areas of Douglas County (Elizabeth, Franktown, Sedalia), parts of unincorporated Elbert County, properties on larger lots (2+ acres) in Castle Rock’s outskirts, and some older homes in south Aurora that predate the expansion of municipal service areas.
When you’re searching on Zillow or Realtor.com, the listing should note whether the home has well or city water, but it’s not always clearly stated. I always verify this during the due diligence period.
What to Check Before You Buy a Home with Well Water
If you’re considering a home with a well, here’s what I tell my clients to look into:
Get a water quality test that covers bacteria, nitrates, pH, hardness, iron, and manganese at minimum. Ask the seller for well records – depth, gallons per minute flow rate, and any maintenance history. Check whether the well permit is properly recorded with the Colorado Division of Water Resources. Look at the age of the pump, pressure tank, and any treatment equipment. Ask neighbors if they’ve had any well issues – aquifers are shared, and problems can be regional.
Colorado also has a free PFAS testing program for private well owners. If you’re in an area near military installations or industrial sites, this is worth looking into through the CDPHE.
The Bottom Line
Well water isn’t better or worse than municipal water – it’s just different, and it comes with different responsibilities. Some of my clients actually prefer it. They like knowing exactly where their water comes from and not dealing with water district politics or rate increases.
The key is going in with your eyes open. If you have questions about a specific property’s water situation, I’m happy to help you figure it out before you make an offer.
Prerna Kapoor | REALTOR® | Luxury Home Specialist
REAL Brokerage | 720-949-5450 | info@prernakapoor.com
CLHMS • RENE • PSA • ABR | International Sterling Society Award Winner
Prerna specializes in residential real estate across Parker, Aurora, Lone Tree, Castle Pines,
Highlands Ranch, Cherry Creek, Greenwood Village, and Centennial. She speaks English, Japanese,
and Hindi.
