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What is well water?
A private water source pulled from groundwater on your property. Pros: no monthly bill, your own supply. Cons: pump electricity, periodic testing (~$200/yr), well rehab every 20-30 years ($8-15k), filtration system often needed. Required: annual coliform + nitrate test, plus arsenic in known affected areas (Lake, parts of Mendocino).
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What is septic?
Your wastewater goes into a tank on your property where solids settle. Liquid drains through a leach field. Pros: no monthly sewer bill. Cons: pump every 3-5 years ($350-600), drain field replacement at 20-30 years ($15-30k). Major fail = full system replacement ($25-45k). Common in unincorporated NorCal.
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What is city/district?
Water comes from a municipal supply. Wastewater goes to the city sewer. Predictable monthly bill ($40-120). No private equipment to maintain. Connection cost only matters once — most homes are already connected. The simpler path.
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What changes at sale?
California requires sellers to disclose well + septic status. Buyers usually demand: well water quality test (cost ~$300), septic inspection + pump ($400-600), defensible space inspection in fire zones. Get these into your offer's contingency window.