You can fall in love with a view lot in 87506, but water will make or break the deal. If you are looking near La Tierra or Las Dos, you are likely weighing private wells, possible acequia ties, and New Mexico’s unique water-rights rules. The good news is you can protect your purchase with clear steps and the right records. This guide gives you the essentials, local context, and a checklist you can use before you write an offer. Let’s dive in.
Water rights basics in New Mexico
New Mexico follows prior appropriation, which means water is allocated by priority date and beneficial use. Older rights have priority in shortages. Water rights can be separate from land ownership, so you should not assume a parcel includes any rights until you verify them.
The New Mexico Office of the State Engineer is the primary authority for permits, well logs, water-right records, and basin rules. Start your research with the official resources on the New Mexico Office of the State Engineer. If a property includes any surface rights or acequia shares, those rights are governed by specific rules and may have assessments or obligations.
Private wells in 87506: what to expect
In the Santa Fe area, geology varies a lot over short distances. Many 87506 lots rely on fractured-rock aquifers rather than broad alluvial basins. That can lead to variable well yields even between neighboring parcels.
Water quality also varies. In parts of northern New Mexico, wells may show nitrate, arsenic, uranium, or high total dissolved solids. Plan to test before you buy and build a budget for treatment if needed.
Verify records before you write an offer
Records confirm what you are actually buying. Ask the seller and pull official files yourself.
Request from the seller:
- Well log with depth, static water level, construction details, driller, and date.
- Pump service records, any yield or pump tests, and equipment age.
- Recent water-quality lab results and any treatment-system documentation.
- Septic permits, as-built plans, maintenance records.
- Documents for any surface-water or acequia shares tied to the parcel.
Pull independently:
- Well permits, well logs, and water-right abstracts from the New Mexico Office of the State Engineer.
- County land-use and permit history from Santa Fe County Planning and Environmental Health.
- If relevant, municipal service options through City of Santa Fe Utilities.
- If acequia rights may apply, check governance and resources through the New Mexico Acequia Association.
Inspections and tests to order
A strong offer includes inspection contingencies that let you confirm well performance and water quality. Schedule qualified professionals and keep written estimates on file.
Well inspection:
- Licensed well driller or pump contractor to check pump operation and electrical components.
- Measure static water level, confirm pump depth, and document equipment age.
- Video inspection if casing integrity is in question.
Water quality testing:
- Use guidance and certified labs from the New Mexico Environment Department.
- Baseline panel: total coliform and E. coli, nitrate and nitrite, pH, and TDS.
- Regional add-ons: arsenic, uranium, manganese, lead, sulfate.
- If treatment is present, request maintenance records and a performance test.
Well yield and drawdown:
- Order a multi-hour constant-rate pump test with recovery measurements if records are outdated or absent.
- Use results to evaluate sustainable daily use, storage needs, and backup plans.
Septic and site layout:
- Confirm septic location and condition with inspection.
- Verify required setbacks and separation between the well and drain field through Santa Fe County Planning and Environmental Health.
Domestic wells and basin rules
New Mexico treats small domestic wells differently than larger appropriations, but the details vary by basin. Some basins are closed or restricted to new appropriations. Do not assume a new domestic well is always allowed.
Before you rely on an exempt domestic well:
- Confirm well type, permit status, and any limits with the New Mexico Office of the State Engineer.
- Check whether your parcel sits in a closed or restricted basin and ask what that means for replacement or additional wells.
- Document how current rules apply to your specific parcel.
Acequias and surface rights overview
If a property includes acequia rights, those are community-managed irrigation rights with their own rules. Shares may come with assessments, ditch maintenance schedules, and governance by commissioners. Rights are often recorded separately from land title.
Your steps if acequias are mentioned:
- Pull any recorded water-right abstracts from the New Mexico Office of the State Engineer.
- Ask the seller for recent assessment notices and bylaws.
- Contact the relevant organization or consult the New Mexico Acequia Association for process guidance.
Septic systems and well siting
On rural lots, the relationship between the well and the septic system matters. Setbacks, soil conditions, and replacement-area requirements affect feasibility and long-term safety.
What to confirm:
- County septic permits and as-built documents through Santa Fe County Planning and Environmental Health.
- Separation distance between the well and drain field.
- Site constraints that could limit future replacements or upgrades.
Budgeting and backup plans
A private well is a system you maintain. Build a realistic budget that reflects test results and equipment age.
Potential line items:
- Water treatment for arsenic, uranium, nitrate, or high TDS.
- Pump repair or replacement, electrical work, and pressure tank.
- Storage cistern and controls if yield is marginal.
- Camera inspection or wellhead rehab if casing issues are found.
If tests are marginal, get written estimates for fixes before you lift contingencies. The results inform price, credits, or a holdback at closing.
Local context for La Tierra and Las Dos
In 87506, you will encounter a mix of private wells, shared-well agreements in some plats, and parcels with no existing well. The geology in these foothill and mesa areas can produce uneven yields over short distances. A neighbor’s strong well does not guarantee the same result next door.
Use a parcel-specific approach:
- Verify the existing well’s performance and age instead of relying on nearby anecdotes.
- Confirm recorded easements and any shared-well notes on the plat with county records.
- If a replacement well could be needed, ask a driller about feasible locations that meet setbacks and site access.
Who to call for help
Complex questions deserve expert guidance. Start with official sources, then engage local professionals as needed.
Helpful resources:
- Water-rights, well logs, and basin rules: New Mexico Office of the State Engineer
- Private-well testing guidance and certified labs: New Mexico Environment Department
- Septic, permits, and parcel records: Santa Fe County Planning and Environmental Health
- Federal best practices for private wells: EPA Private Drinking Water Wells
- Municipal utility options: City of Santa Fe Utilities
- Acequia governance and resources: New Mexico Acequia Association
Professionals to consider:
- Water-rights attorney or real-estate attorney with New Mexico experience.
- Licensed well driller or pump contractor for inspections and pump tests.
- Hydrologist for complex yield or aquifer questions.
- Local acequia representative if ditch rights may apply.
Your next steps
Here is a simple path you can follow as you prepare your offer.
Before you submit:
- Gather the seller’s well log, pump records, and latest water-quality results.
- Check OSE records and basin status for the parcel.
- Review county permits, septic documents, and any shared-well or easement notes.
In your contract:
- Include contingencies for a private-well inspection, lab testing, and a pump yield test if needed.
- Add a records review contingency for OSE and county findings.
If results raise concerns:
- Price out treatment, pump replacement, or new drilling.
- Get septic upgrade estimates if inspections flag issues.
- Consider credits or holdbacks to cover fixes.
If you would like a calm, local advisor to coordinate due diligence and connect you with vetted drillers, labs, and attorneys, reach out to Ayden Gramm Real Estate. We help you make a confident move in 87506.
FAQs
Do I get water rights when I buy land in 87506?
- Not automatically. In New Mexico, water rights can be separate from land title. Verify recorded abstracts and permits through the New Mexico Office of the State Engineer.
Are domestic wells always allowed near La Tierra and Las Dos?
- No. Some basins are closed or restricted. Confirm current rules, well type, and limits with the New Mexico Office of the State Engineer.
How reliable are private wells in the Santa Fe foothills?
- Reliability varies by geology, depth, and construction. Order a pump test, review the well log, and get recent water-quality results to judge a specific well.
What water-quality issues show up in northern New Mexico wells?
- You may encounter bacteria, nitrate, arsenic, uranium, or high TDS. Use an NMED-certified lab and follow guidance from the New Mexico Environment Department.
Who regulates septic and well setbacks in Santa Fe County?
- Santa Fe County oversees septic permitting and site rules. Review parcel records and requirements through Santa Fe County Planning and Environmental Health.
Can I connect to city water instead of using a private well?
- It depends on location and availability. Check service options and costs with City of Santa Fe Utilities.
What are red flags when reviewing a rural well listing?
- Missing well log, no recent pump or lab tests, recurring water-quality or septic issues, unclear shared-well agreements, or parcels in restricted basins without clear documentation.
