Thinking about a house in Waxhaw or Fort Mill with well water? Here's what you're signing up for.
Most Charlotte proper residents have city water. But as you move out—Fort Mill, Waxhaw, Marvin, rural areas of Union and Lancaster County—well water becomes common. Here's what that means for your plumbing and maintenance.
How Well Water Works
A well pump pulls water from an underground aquifer, sends it through a pressure tank, then to your house. You're responsible for the entire system: well, pump, pressure tank, and all treatment equipment.
No monthly water bill. But also no water department to call when something breaks. It's all on you.
Well Water Advantages
No water bill. You pay for electricity to run the pump (maybe $20-40/month), but no usage charges. Heavy water users save money.
No chlorine or fluoride (unless you add it). Some people prefer the taste.
Independence from municipal supply. When city water has problems or shortages, you're unaffected.
Well Water Disadvantages
You're responsible for quality. City water is tested daily and treated to meet EPA standards. Well water is only tested when you test it. Could have bacteria, nitrates, heavy metals, or other contaminants.
Maintenance costs. Well pumps last 10-15 years, cost $800-2,500 to replace. Pressure tanks last 10-20 years, cost $300-1,000. These aren't optional—they're eventual.
Treatment systems. Many wells need water softeners, iron filters, or other treatment. These cost $500-3,000+ and need maintenance.
Power dependency. No power = no water. City water still flows during outages (at reduced pressure). Wells need a generator to function.
Drought risk. Shallow wells can run dry during severe drought. Deep wells are more stable but not immune.
Charlotte City Water
Charlotte Water sources from Lake Norman, Mountain Island Lake, and the Catawba River. It's treated, tested, and regulated.
Advantages:
- Consistent quality. Tested multiple times daily.
- No maintenance. Not your problem if something breaks in the system.
- Reliable supply. Backup sources if one has issues.
- Naturally soft (28-32 ppm). No softener needed.
Disadvantages:
- Monthly bill. Average $40-50 for water, another $40-50 for sewer.
- Chloramine treatment. Added for disinfection. Most people don't notice, but sensitive individuals do.
- Rates keep increasing. Up 30-40% over the last decade.
Well Water Maintenance You Need to Know
Annual water testing. Test for bacteria, nitrates, pH, hardness, and any contaminants specific to your area. Costs $100-300 depending on thoroughness. Non-negotiable.
Pressure tank maintenance. Check air pressure annually. Should be 2 PSI below your pump cut-in pressure (usually 38 PSI for a 40/60 system). If pressure drops, tank won't work properly.
Well inspection every 3-5 years. Check the well cap, casing, and wiring. Make sure it's sealed against contaminants.
Treatment system maintenance. Softeners need salt. Filters need replacement. UV systems need new bulbs annually. Factor in $100-500/year depending on your system.
Signs Your Well Has Problems
Pressure changes. Sudden low pressure or constantly running pump means pump failure, leak, or dropping water table.
Discolored water. Brown/red = iron or manganese. Cloudy = sediment or bacteria. Black = manganese or sulfur bacteria.
Bad taste or smell. Rotten egg smell = sulfur bacteria. Metallic taste = iron, copper, or low pH. Chemical smell = contaminants.
Sputtering faucets. Air in the line means pump or check valve problem.
High electric bills. Pump running constantly = leak or failing pump.
Cost Comparison Over 10 Years
City water:
Water/sewer: $90/month × 120 months = $10,800
Maintenance: $0
Total: $10,800
Well water:
Electricity: $30/month × 120 months = $3,600
Testing: $150/year × 10 = $1,500
Pump replacement (once): $1,500
Treatment maintenance: $200/year × 10 = $2,000
Total: $8,600
Well water saves money if you stay on top of maintenance. But one major repair (new well, deep pump replacement) can wipe out years of savings.
For Charlotte Area Homebuyers
If you're looking at a house with well water:
- Require a water test during inspection. Not optional.
- Ask for records: when was the well drilled, how deep, when was the pump replaced, what treatment systems are installed.
- Factor in ongoing costs when budgeting.
- Consider a generator if power outages are common in the area.
Well water isn't bad. It's just different. Go in with eyes open and budget for maintenance.
