Selling a home with a well requires water quality testing and full disclosure of the well's condition, flow rate, and any known issues. In the Texas Hill Country, well water is common, and buyers expect a clean water test as part of the due diligence process.
Water Quality Testing
Most buyers will require a water quality test as a condition of the purchase. The test should include bacteria (total coliform and E. coli), nitrates, nitrites, pH level, total dissolved solids, and any local contaminants of concern such as arsenic or radon depending on your area. In Texas, the Texas Commission on Environmental Quality (TCEQ) provides certified testing labs.
Consider ordering a pre-listing water test so you can address any issues before the buyer's inspection. If the test reveals problems, you can install a filtration system, treat the well, or adjust the price accordingly. A clean pre-listing water test is a strong selling point and removes a common contingency that can delay closing.
Disclosure of Well Details
Disclose the well's age, depth, flow rate (gallons per minute), pump type and age, pressure tank condition, and any maintenance or repairs performed. Provide the well drilling log if available. Buyers want to know the well produces enough water for the household and that the equipment is in good working order. A well with a low flow rate can be a deal breaker, so disclose early.
In Texas, well water rights typically run with the land, meaning the buyer inherits the water rights. Disclose any water sharing agreements, easements, or water rights restrictions. Full documentation of the well's history and current condition builds buyer confidence and reduces negotiation friction.
