Plenty of Bastrop County homes, not just raw land, run on a private well, a septic system or both. On October 29, 2026, about 136 of the 327 active homes for sale in ZIP 78602 listed a septic or aerobic system, and in 78612 (Cedar Creek) about 59 of 129 (sewer field on active listings in the Unlock MLS IDX feed; listings courtesy of Unlock MLS as distributed by MLS GRID). If you are buying one of these homes, the inspection and paperwork look different from a city home. Here is what to check and when.
Septic systems: what to check
Find out what kind of system it is
A conventional system uses a tank and a drain field. An aerobic system treats wastewater with air and usually sprays it on the yard, and it has more parts to maintain. The seller’s disclosure asks whether the home is on septic or public sewer and about known defects; the county permit file tells you the type, size and design.
Get the permit file from Bastrop County
Bastrop County Development Services is the permitting authority for septic systems (on-site sewage facilities, or OSSFs) in the county and requires a permit for every installation or modification, regardless of acreage (Bastrop County OSSF). Ask the seller for the permit, the design and the maintenance records, or request the file from the county. Compare the permitted number of bedrooms with the home today; the county says an addition that includes bedrooms requires septic review (Bastrop County Development Services).
Order a septic inspection during your option period
Texas does not require a septic inspection when a home sells; the state environmental agency says such evaluations are not required or regulated by it, though a lender may ask for one (TCEQ). Order one anyway, from a licensed provider, and schedule it early in your option period because pumping and inspection take time to book. You can check a license on TCEQ’s license search.
Aerobic systems come with a maintenance obligation
New aerobic systems in Bastrop County require a two-year initial maintenance contract with a licensed maintenance provider, and the county requires homeowner training before an owner can do their own maintenance (Bastrop County OSSF). Under state rules, if the home sells during those first two years, the initial service policy carries over to the new owner. After that period, a new owner of an aerobic system for a single-family home must get a maintenance contract within 30 days of the transfer or maintain the system personally (30 TAC 285.3, 285.7). Ask for the current contract and the last few service reports, and line up your own contract before closing.
After you close
The septic permit transfers to the new owner automatically. TCEQ recommends notifying the permitting authority that you are the new owner. My Bastrop County septic guide covers permits, fees and system types in more detail.
Private wells: what to check
Registration and records
Wells in Bastrop County are overseen by the Lost Pines Groundwater Conservation District. Since June 22, 2000, no new well may be drilled or operated without first being registered with the district, and water well drillers are licensed by the Texas Department of Licensing and Regulation. Ask the seller for the registration and the State Well Report, which shows depth and construction; you can search well reports through the Texas Water Development Board. Under the district’s Rule 7.4, the new owner of a well must report the change of ownership to the district, with a copy of the document transferring the well and any change-of-ownership fee (Lost Pines GCD rules, amended October 15, 2025).
Test the water
Have the water tested before your option period ends. Texas A&M AgriLife Extension’s well-owner program recommends testing for bacteria every year, and for nitrates and salinity as needed (Texas Water Resources Institute). Your lender may also require a test.
Check the equipment
Ask a well contractor to check the pump, pressure tank and wellhead, and ask the seller for the age of the pump and any service records. A pump replacement is a real cost, so it belongs in the inspection, not after closing.
See my water and wells guide for the district’s rules and Aqua WSC service.
Financing a home with a well and septic
Some loan programs have their own well and septic requirements, such as a water test or minimum distances between the well and the septic system; ask your lender which apply. Tell your lender up front that the home has a well, a septic system or both. If you are using a USDA loan or a VA loan, ask what the appraiser and lender will need.
Your option-period checklist
- Septic permit file and maintenance records requested
- Septic inspection by a licensed provider scheduled
- Aerobic maintenance contract reviewed
- Well registration and well report requested
- Water test ordered (bacteria at minimum)
- Pump and pressure tank checked
- Insurance quote obtained
For land and new construction on a well and septic, see my Bastrop County land guide.
Is a septic inspection required when buying a house in Texas?
No. TCEQ says septic evaluations at sale are not required or regulated by the state, though a lender may require one. Buyers should still order an inspection from a licensed provider during the option period.
Who issues septic permits in Bastrop County?
Bastrop County Development Services is the permitting authority for septic systems (OSSFs) in the county and requires a permit for every installation or modification, regardless of acreage.
Does an aerobic septic system need a maintenance contract in Bastrop County?
New aerobic systems need a two-year contract with a licensed maintenance provider. After that, the owner keeps a contract or maintains it personally, and Bastrop County requires training before a homeowner can self-maintain.
How often should well water be tested?
Texas A&M AgriLife Extension’s well-owner program recommends testing for bacteria every year, and for nitrates and salinity as needed. Test before your option period ends when buying.
Looking at a home with a well or septic system? Call or text (512) 993-8488, and I’ll help you line up the records and inspections.
Written by Bre Meador, REALTOR® — All City Real Estate, Bastrop County, TX · U.S. Army veteran · TREC #835116. Last reviewed October 2026. This is general information from a licensed REALTOR®, not legal, tax, lending, engineering or insurance advice. Verify property-specific facts with the responsible professionals and agencies.