What Buyers Should Know About Wells, Septic and Mountain Properties

Understanding Private Utilities in the Poconos

When you begin your search for a mountain home in areas like Blakeslee, Lake Harmony, or Tobyhanna, you will quickly notice that many properties rely on private well and septic systems rather than municipal water and sewer. As a fourth-generation Blakeslee native, I have seen how these systems define the character of our region. My family’s history in construction, real estate, and land development in the Blakeslee area dates back to the 1870s, and today, at Pocono Properties Rentals & Sales, we help buyers navigate these unique features with confidence. Whether you are coming from Pennsylvania, New Jersey, New York, Connecticut, or Delaware, it is important to remember that travel time to the Poconos varies significantly based on your starting location, traffic, and weather conditions.

The Importance of Septic Inspections

For many mountain homes, the septic system is one of the most critical components to evaluate before closing. Unlike municipal sewer lines, an on-lot septic system requires regular maintenance and periodic pumping to function correctly. A professional septic inspection is essential to assess the tank, components, and drain field, providing you with a clear picture of the system's condition [4]. Skipping this step can lead to unexpected costs, as drain field replacements can be significant investments [4]. Always ensure your inspection includes a comprehensive evaluation, and remember that some municipalities may have specific requirements for routine inspections or pumping intervals [1, 5, 6].

Due Diligence for Mountain Properties

Beyond utilities, buying a mountain property requires thorough due diligence regarding land use and potential rental income. If you are considering an investment property, you must verify short-term rental permissions separately by checking township ordinances, local permits, community or HOA rules, and any existing deed restrictions [7]. Never assume that a property is eligible for short-term rentals simply because it is currently being advertised as one. Investment suitability depends entirely on the specific property, purchase price, permitted use, expenses, financing, and your personal goals. Our team at Pocono Properties Rentals & Sales, founded in 2011, leverages deep community connections to help you navigate these complexities. We are proud to be part of a network of related businesses, including SINC Construction, Pocono Tourism, and Pocono STR, which allows us to connect real estate, building, tourism, and rental services for our clients.

Checklist for Prospective Buyers

To help you stay organized during your search, consider this checklist for your due diligence process:

• Verify Utility Status: Confirm whether the property uses a private well and septic system or municipal connections [3].
• Schedule Inspections: Always include a professional septic inspection as a contingency in your purchase agreement [8].
• Check Local Ordinances: Contact the local township office to understand rules regarding septic maintenance, pumping requirements, and any mandatory sewer connection notices [2, 5].
• Review Rental Rules: If you plan to rent the property, verify all HOA, township, and deed restrictions regarding short-term rentals [7].
• Consult Professionals: Work with experienced local experts who understand the nuances of mountain terrain and infrastructure.

By taking these steps, you can approach your purchase with the knowledge needed to make an informed decision. Our office is located at 5626 Route 115, Blakeslee, Pennsylvania, where my daughter, Mackenzie J. Seitz, continues our family legacy as the Broker of Record. We invite you to reach out to us through our website inquiry form to discuss your goals and explore the Poconos market. By Kara Sincavage.

Frequently Asked Questions