Buying Rural Property in Gunnison County: Wells, Septic, Water Rights & Access

Buying rural property in Gunnison County can involve considerations that you may not encounter when purchasing a home served entirely by municipal infrastructure.

A beautiful house, mountain views and acreage are certainly important, but buyers may also need to investigate wells, septic systems, water rights, easements, access and other property-specific matters.

Here are some questions worth asking during a rural property search.

1. How Is the Property Supplied With Water?

Some rural properties are served by wells.

When considering one of these properties, buyers should review available documentation associated with the well, including applicable permits and records.

A real estate broker can help identify information that should be investigated, but questions regarding well capacity, water quality, permitted uses or legal water rights may require consultation with the appropriate governmental agency or a qualified water, well, engineering or legal professional.

2. Does the Property Have a Septic System?

Many rural properties use an On-Site Wastewater Treatment System, commonly referred to as a septic system.

Buyers should investigate the system serving the specific property, available permits and records, its condition, and any applicable inspection or transfer requirements.

When necessary, buyers should consult qualified septic professionals and the appropriate governmental authorities.

3. Are Water Rights Included?

Water rights are an especially important area of due diligence with some Colorado rural properties.

Being located next to a creek, river, pond or ditch does not by itself establish what rights an owner has to use that water.

If water rights are represented as being associated with a property, buyers should review the relevant documentation and obtain appropriate professional advice when necessary.

Questions regarding the legal existence, ownership, transferability or permitted use of water rights should be directed to qualified legal or water professionals.

4. Is Access Year-Round?

Mountain access deserves careful investigation.

Questions can include whether the road is public or private, who maintains it, whether there are recorded access rights or maintenance agreements, and what access is like during winter.

Some recreational properties may have seasonal access.

That distinction can be extremely important depending upon how you intend to use the property.

5. What Easements Affect the Property?

Rural properties may be subject to easements affecting access, utilities or other uses.

Buyers should carefully review title documentation and seek appropriate professional assistance when they have questions regarding the legal meaning or effect of an easement.

6. Are You Buying Horse Property?

Acreage alone doesn't necessarily tell you whether a property will work for horses or livestock.

Depending on your intended use, you may want to investigate fencing, water, shelter, terrain, trailer access, outbuildings, zoning, covenants and HOA restrictions.

Your individual needs matter.

A property that works beautifully for one horse owner may not meet another buyer's requirements.

7. What About Mineral Rights?

Rural buyers may also encounter questions involving mineral rights.

Ownership of the surface estate should not automatically be assumed to establish ownership of all mineral interests associated with a property.

If mineral rights are important to your purchase, appropriate title research and professional legal advice may be warranted.

Searching for the Best Realtor in Gunnison for Rural Property?

If you're searching for the best Realtor in Gunnison to help with acreage, ranches, horse property, cabins or recreational land, ask prospective brokers about their experience with the particular type of property you're considering.

Rural transactions can involve issues that simply aren't present with every in-town residential property.

I'm Kelsey Loftis, Broker/Owner of Crystal Peak Properties, and I work with buyers and sellers of mountain, rural, acreage and ranch properties throughout Western Colorado.

Part of my job is helping clients identify the questions that need to be asked—and helping connect them with appropriate information and qualified professionals when an issue extends beyond the scope of real estate brokerage.

Looking for Rural Property in Western Colorado?

Whether you're searching for a horse property, small ranch, mountain cabin, recreational property, waterfront property or acreage, tell me what you're trying to find.

I can create a property search based on your criteria and help you navigate the real estate portion of the process.

Kelsey Loftis | Broker/Owner
Crystal Peak Properties
Colorado Real Estate Broker

This article provides general real estate information and is not legal, tax, engineering, water-law, well, septic or other professional advice. Buyers should independently investigate properties and consult appropriately qualified professionals regarding matters outside the scope of real estate brokerage.