Water, Wells, and Septic in Lockwood Valley

If you're buying property in Lockwood Valley, you need to understand two things above almost everything else: water and waste. There's no city water and no sewer service out here. Every property relies on a private well for water and a septic system for waste disposal. That's not a problem — it's just a reality that requires knowledge and preparation. Here's what I tell every buyer.

Well Water Realities

Well water is the standard in Lockwood Valley. Most improved properties have an existing well, but depth, flow rate, and water quality vary significantly across the valley. Some areas have reliable groundwater at 150-300 feet. Others require deeper drilling — sometimes 400 feet or more — with no guarantee of strong flow. The geology under the valley isn't uniform, so a neighbor's productive well doesn't guarantee yours will be the same.

Testing and Flow Rates

Before buying any property with an existing well, insist on a well production test. This measures:

• Flow rate: Gallons per minute (GPM). For a single-family home, 3-5 GPM is generally adequate. For livestock or irrigation, you need more.
• Recovery rate: How quickly the well replenishes after heavy use. A well that produces 5 GPM but takes hours to recover may not meet your needs.
• Water quality: Test for bacteria, minerals, pH, and any contaminants. Some wells produce hard water that requires treatment. Others are clean and ready to drink.

If a property has no existing well, budget $15,000-$35,000 or more for drilling, depending on depth and conditions. Dry holes happen — it's a risk. I always recommend researching the water table in the specific area of the valley before committing to a purchase.

Septic Considerations

Every Lockwood Valley property needs a septic system. For existing homes, the system is already in place — but its condition matters. Septic systems have a lifespan, and a system that hasn't been maintained or pumped regularly can fail. For new construction on raw land, you'll need a perc test (soil percolation test) to determine if the soil can support a conventional septic system. If it can't, you may need an engineered alternative system, which costs significantly more.

Septic Maintenance

A well-maintained septic system lasts decades. The basics are straightforward:

• Pump the tank every 3-5 years depending on household size
• Avoid flushing anything that doesn't break down — no wipes, no grease, no harsh chemicals
• Don't park vehicles or build structures over the leach field
• Watch for warning signs: slow drains, wet spots in the yard, odors near the tank

What Buyers Need to Inspect

When evaluating a Lockwood Valley property, I make sure my buyers check the well report, request a septic inspection, and understand the long-term costs of maintaining both systems. These aren't optional steps — they're essential. A property with a failing well or a compromised septic system can cost tens of thousands to fix, and those costs come out of your pocket after closing.

If you're looking at properties out here, start your search and let me help you evaluate the water and septic situation for each parcel. It's one of the most important parts of buying in this area, and it's exactly the kind of detail I focus on for my clients (DRE# 02011892).