You turn on the tap, and water comes out. It seems simple.
But on a rural property, that water is your responsibility. There is no city pipe to save you if the flow stops.
When evaluating a horse property, the well is arguably more important than the house. You can fix a leaking roof, but you cannot fix a dry hole. Buyers often obsess over the depth of the well, thinking “deeper is better.” In reality, the most critical numbers are the Flow Rate (how fast it refills) and the Recovery Rate (how reliable it is over time).
Here is how to interpret the numbers that keep your farm alive.
How Reliable Is the Well? (Depth and Flow Rate)
Quick Summary: The “Heartbeat” of the Property
- The magic number (GPM): Gallons Per Minute (GPM) is the standard measurement of a well’s strength. Most lenders and banks look for at least 5 GPM for a standard home. If you have horses and irrigation, you ideally want more.
- Low flow isn’t a death sentence: A well producing only 1 GPM sounds terrible, but it actually produces 1,440 gallons per day. The secret is storage. With a large cistern, a low-flow well can support a household and a barn.
- Depth = cost: Deep wells (common in the Denver Basin, often 700+ feet) can be more stable but are much more expensive to drill and repair. Shallow mountain wells are cheaper but can be more seasonal.
- The permit vs. reality: Never trust the GPM number on a drill log from 1998. Aquifers change. The only way to know what the well produces today is to perform a 4-hour pump test during your inspection period.
Flow today matters more than depth on paper. Test it.
1. Flow Rate: What is “Good” GPM?
Gallons Per Minute (GPM) measures how much water the pump can pull from the ground continuously.
The standard
- Most mortgage underwriters (FHA/VA) require a minimum of 3 to 5 GPM for an existing well to qualify for a loan.
The horse need
- If you plan to water four horses (10–15 gallons each per day) and wash trailers, you want a robust system.
- A 10 GPM well is considered excellent for a private horse property.
The trickle
- A well producing 0.5 GPM is “low yield.” Without storage, you could lose pressure mid-shower or while filling stock tanks.
2. The Cistern Solution: How to Fix Low Flow
If you fall in love with a property that only has a 1 GPM well, don’t panic. You just need a battery for your water.
What is a cistern?
- A large underground concrete or plastic holding tank, usually 1,500 to 2,500 gallons.
How it works
- The well pump runs slowly, 24/7, trickling water into the cistern.
- A separate house pump then pulls from the cistern at high pressure (for example, 10 GPM).
The result
- You can take a long shower while filling stock tanks without noticing the well is slow.
- Many properties in Douglas and Elbert counties rely on cisterns.
If you see a cistern, ask about capacity, pump age, and whether the system has been reliable in winter.
3. Depth: The Denver Basin vs. Mountain Wells
In Colorado, geology dictates depth.
Deep aquifers (the plains)
- In Parker, Elizabeth, and Franktown, wells often tap deep confined aquifers (Dawson, Denver, Arapahoe).
- These wells can be 400 to 1,000 feet deep.
- They are expensive to drill ($50,000+) but can be more stable against seasonal drought.
Alluvial/fracture wells (the mountains)
- In Conifer or Evergreen, wells often tap fractures in granite.
- They may be 100 to 300 feet deep.
- Cheaper to drill, but more volatile. Nearby drilling can sometimes affect flow.
4. The Pump Test: Trust But Verify
The seller might hand you a document saying the well produces 15 GPM. Look at the date.
The drill log problem
- That document is usually from when the well was drilled.
- Minerals can clog screens, and water tables can shift.
The inspection solution
- Hire a well inspector to perform a flow test.
- They will run the water continuously for several hours and measure what the well is doing right now.
We frequently see wells “rated” for 15 GPM that test at 4 GPM today. That gap is real money—and should be addressed before closing.
We Scrutinize the Water Source
We don’t guess about the water; we measure it.
When Mark Eibner and Belinda Seville help you buy, we ensure a well test is part of the contract. We check for cisterns. We look at the age of the pump. We make sure you aren’t buying a property that will leave your horses thirsty in August.
- Contact Us Today to find a property with a proven, reliable water supply.
- Browse Active Colorado Horse Properties with verified well data.
Browse Active Colorado Horse Properties: View All Available Listings
Frequently Asked Questions (FAQ) About Well Reliability
How much does it cost to replace a well pump?
It depends on depth. A shallow pump might cost $1,500. A deep well pump (hanging 800 feet down) requires a crane truck to pull and can cost $3,500 to $5,000+ to replace.
Does a deeper well mean cleaner water?
Generally, yes. Deep aquifer water is less likely to be contaminated by surface runoff, fertilizer, or septic leaks than shallow alluvial water. However, deep water can sometimes be higher in dissolved minerals (iron, hardness).
Can a well go dry?
Yes. Shallow wells can dry up during severe droughts. Deep aquifer wells rarely go dry suddenly, but the water level can drop—forcing you to lower the pump or drill deeper to reach the next aquifer layer.