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Are You Buying Rural Land in California? Know Your Water Rights

ByMichael Brigantino

When buying rural land in Hollister, San Benito County, and the Central Coast, water should be one of the first things you investigate. Unlike homes connected to municipal systems, rural properties may depend on wells, surface water, or established water rights. As a family-owned real estate agency serving the area since 1959, San Benito Realty understands that water availability can affect how you use a property and whether it fits your plans.

Here is what buyers should know before making an offer.

Why Water Comes First When Buying Rural Land

A large parcel may seem like the right fit for a home, vineyard, livestock, or agricultural use, but none of those plans work without enough water. First, find out where the property’s water comes from and whether that supply is sufficient for your planned use of the land.

For a well, investigate its location, age, production history, and water quality. If the property uses surface water or has an established water right, review the records in advance to avoid issues that could affect the purchase and use of the land.

Riparian vs Appropriative Water Rights: What California Buyers Should Know

California has several types of water rights, but two important categories for rural buyers are riparian and appropriative rights.

Riparian rights are generally connected to land bordering a natural water source, such as a river or stream. These rights usually remain with the property when it changes hands, although they can be affected if they have been specifically severed from the land.

Appropriative rights allow water to be diverted for beneficial use and can apply to property that does not border the water source. California recognizes both pre-1914 and post-1914 appropriative rights, which have different requirements and documentation. Appropriative rights can also have different priority dates that affect their position during shortages.

Do Water Rights Come with the Property?

Whether a water right transfers with the property depends on the type of right and the records associated with it. A listing that mentions “water rights” does not tell you everything you need to know. Check the title report and recorded documents, along with applicable State Water Resources Control Board records. Older or disputed rights may also need to be reviewed by a qualified professional to determine what the property owner is actually entitled to use.

Wells and Septic Systems

If a rural property depends on groundwater, the existing well deserves close attention. Ask for well construction records, production or pumping information, maintenance records, and recent water-quality testing. A well’s existence does not necessarily mean it will produce enough water for your intended use.

If you need to drill a new well, check the local permit requirements and find out what conditions you may encounter at the site. Drilling costs can vary based on location, geology, well depth, casing, and equipment. A local well contractor can give you a better idea of what the work may cost for a particular property.

You should also investigate septic feasibility. A percolation, or perc, test evaluates how soil absorbs wastewater and can help determine whether a property can support a septic system. Soil conditions, setbacks, slopes, groundwater, and local requirements can all affect where a system can be installed. For vacant rural land, confirming both water and wastewater options is an important part of determining whether you can build.

Groundwater

Groundwater rules can vary by basin, as they are managed by Groundwater Sustainability Agencies and Groundwater Sustainability Plans. Because groundwater requirements are basin-specific, buyers should determine which basin a property is located in and review the applicable local requirements before purchasing.

Questions to Ask Before You Make an Offer

Before submitting an offer on rural acreage, ask:

  • What is the current well yield and historical pumping data?
  • When was the well drilled, and are construction records available?
  • Has the water been tested recently?
  • Are there shared well agreements or recorded easements?
  • What type of water right is associated with the property?
  • Is there documentation showing that the right applies to the property?
  • Which groundwater basin is the property located in?
  • If a new well is needed, what permits and costs should be expected?
  • Has the property been evaluated for septic suitability or perc conditions?

Getting answers to these questions before making an offer can help you understand the property’s limitations and determine whether it supports your plans.

Find Rural Land with San Benito Realty

Buying rural acreage involves more than finding the right location and amount of land. Water rights, wells, groundwater regulations, septic feasibility, easements, and existing agreements can all affect how you use the property. For decades, San Benito Realty has helped buyers navigate rural land purchases throughout San Benito, Monterey, Santa Clara, and Santa Cruz counties. Call San Benito Realty to discuss your goals and explore available properties.

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