What Franklin Buyers Should Know About Well Water

That charming property on five acres in Williamson County might check every box—until you realize there's no city water hookup. Roughly 15% of Tennessee homes rely on private wells, and in Franklin's more rural pockets like Leiper's Fork, Arrington, and the outskirts near College Grove, well water is simply part of the package.

This isn't a dealbreaker. But it does require a different kind of due diligence than buyers expect when coming from areas with municipal water.

Your Lender Might Care More Than You Think

FHA and VA loans require well water testing as a condition of financing. If you're using conventional financing, your lender may or may not require it—but that doesn't mean you should skip the step.

A basic well water test in the Franklin area runs between $150 and $400 depending on what you're testing for. At minimum, you want to test for:

• Coliform bacteria (including E. coli)
• Nitrates
• pH levels
• Hardness

Williamson County's geology means hard water is common—not dangerous, but worth knowing about since it affects appliances, plumbing, and your morning shower experience. Many Franklin homes with wells already have water softener systems installed.

For properties near agricultural operations or older developments, you might also consider testing for pesticides, heavy metals, or volatile organic compounds. Your home inspector or the Tennessee Department of Environment and Conservation can advise on what makes sense for your specific location.

Well Inspections Are Different from Water Tests

Testing the water quality tells you what's in the water right now. A well inspection tells you whether the system will keep working reliably.

A proper well inspection covers:

• The well casing condition and depth
• The pump's age and functionality
• Pressure tank operation
• Flow rate (gallons per minute)
• Electrical connections
• The well cap and seal integrity

Flow rate matters more than you'd think. A well producing less than 3-4 gallons per minute may struggle to keep up with a household running multiple showers, a dishwasher, and irrigation simultaneously. This isn't necessarily a problem for a couple, but a family of five with teenagers might feel the pressure drop during morning rush hour.

Most home inspectors don't automatically include comprehensive well inspections in their standard package. Ask specifically, or hire a well specialist. In Winter 2026, expect to pay $200-$500 for a thorough inspection depending on well depth and accessibility.

The Septic Connection You Might Miss

Properties with wells almost always have septic systems too. These two systems need appropriate distance from each other—Tennessee requires at least 50 feet between a well and a septic tank, and 100 feet from septic drain fields.

When reviewing property disclosures, note where both systems are located. A well that's too close to the septic system isn't just a code violation; it's a genuine health risk that could require expensive relocation of one system or the other.

While you're thinking about septic, find out when it was last pumped and inspected. Septic and well issues together can turn a dream property into a money pit faster than foundation problems.

What Sellers Must Disclose (And What They Often Don't Know)

Tennessee's property disclosure form asks sellers about the water source, but many sellers—especially those who inherited property or are selling estates—genuinely don't know their well's history.

Questions worth asking directly:

• When was the well drilled, and by whom?
• What's the well depth?
• Has the pump ever been replaced? When?
• Are there any known periods when the well ran dry?
• What water treatment systems are currently installed?

If the seller doesn't know the well depth, a well driller can often determine this from county records or by measuring directly. Depth matters because it affects both water quality and the cost of any future pump replacement.

Ongoing Costs That Don't Show Up on the Listing

City water users in Franklin pay a predictable monthly bill. Well owners face different economics.

No monthly water bill is nice—but budget for:

• Annual water testing: $150-400
• Pump replacement every 10-15 years: $1,000-2,500
• Pressure tank replacement every 10-15 years: $300-800
• Water treatment system maintenance: varies by system
• Electricity to run the pump: typically $30-50 monthly

Power outages mean no water pressure. Many Franklin well owners invest in a generator or battery backup specifically for this reason, particularly after experiencing the 2024 winter storms that knocked out power across parts of Williamson County for days.

When to Walk Away

Most well water situations are manageable. But certain findings during inspection should give you serious pause:

• Bacteria contamination that persists after shock chlorination
• Well depth less than 50 feet (shallow wells are more vulnerable to contamination)
• Flow rates below 2 gallons per minute
• Unpermitted or abandoned wells on the property
• Evidence of well casing damage or improper sealing

These issues can sometimes be remediated, but the costs can easily reach five figures. Factor that into your negotiation—or your decision to keep looking.

Getting Comfortable with Well Ownership

Plenty of Franklin-area homeowners prefer well water to city water. No chlorine taste, no fluoride if you prefer to avoid it, no monthly utility bill. The key is going in with realistic expectations and complete information.

Work with a buyer's agent who has experience with rural Williamson County properties. Ask for well specialist recommendations before you need them. Build inspection contingencies into your offer that give you time to complete proper testing.

The worst outcome isn't discovering a well problem—it's discovering a well problem after you've already closed.