Thinking about a cabin or full-time home in Cross Fork? If that property runs on a private well, your water quality will be your responsibility. That can feel like a lot, especially if you are buying from out of the area. In this guide, you will learn what to test, what to inspect, and how to plan for common well issues seen across Potter County so you can buy with confidence. Let’s dive in.
Why well water matters in Cross Fork
Cross Fork is rural, and many homes in Potter County use private wells instead of public water. In Pennsylvania, private wells are not regulated like public systems, so routine testing and maintenance fall to the homeowner. Bedrock wells are common here, often drilled into sandstone and shale, with depths that can vary widely. That geology means water quality can change from property to property, which is why a thorough check during your purchase is essential.
Common water issues in Potter County
Bacteria show up often
County studies found that while groundwater generally met many standards, bacteria were common in samples. In a Potter County study of 47 domestic wells, about 70 percent exceeded standards for total coliform and about 30 percent for E. coli. A separate Penn State lab summary of homeowner-submitted tests showed roughly 50.9 percent failed for total coliform and 14.3 percent for E. coli. These results make bacterial testing a top priority for buyers.
- Read the county well study from the USGS for context: Potter County groundwater report.
- Review local test trends from Penn State: Potter County drinking water summary.
Radon in groundwater
The USGS found radon-222 above the proposed 300 pCi/L standard in about 81 percent of samples. Radon in water can add to indoor air radon when you shower or run taps. If you are testing the well, it is smart to coordinate air testing in the home too, then plan mitigation based on both results.
Metals, pH, and aesthetic issues
Some wells showed arsenic and barium above health standards. Others exceeded secondary standards for pH, manganese, iron, and total dissolved solids, which can affect taste, staining, and plumbing. The takeaway is simple: use lab testing to pinpoint which issues you have, then match treatment to the results.
Nitrate and PFAS
Nitrate is a standard private well test in Pennsylvania and is especially important for infants. PFAS chemicals are an emerging concern statewide. Pennsylvania set limits for PFAS in public water systems, but private wells are not covered by those rules. If a property is near potential sources like firefighting training areas or industrial sites, consider a PFAS test during due diligence.
- Guidance on what and when to test: CDC well testing recommendations.
- PFAS background and state resources: PA DEP PFAS information.
What to test before you buy
Core tests for a purchase
Start with the basics the first time you evaluate a property using a private well:
- Total coliform and E. coli
- Nitrate
- pH
- Total dissolved solids (TDS)
Expand to radon in water, arsenic, and lead if there are health concerns or if treatment equipment is present. Annual bacteria plus nitrate, pH, and TDS testing is a smart habit for ongoing homeownership.
- See the recommended testing schedule: CDC well testing guidance.
When to add targeted tests
Add targeted tests if neighbors have known issues, the property recently flooded, or there are septic concerns. Consider a PFAS panel when the area has plausible sources. Private wells are not automatically covered by public-system PFAS rules, so buyer-initiated testing is key.
- Learn more about PFAS in drinking water: PA DEP PFAS resources.
Choose a certified lab
Use a state-certified drinking water laboratory and follow their sampling instructions exactly. Home strips can be useful for screening, but they are not a substitute for certified lab results when you are buying.
- Find testing guidance and certified lab resources: PA DEP private well testing.
Inspecting the well and system
Physical condition check
Have a qualified professional examine the visible parts of the system. Ask them to check the wellhead, sanitary cap and vent, casing, pitless adapter, pump and pressure tank age and condition, treatment equipment, and distance from septic systems or animal yards. Request maintenance records for any equipment.
Capacity and recovery
A practical purchase question is whether the well can support typical household use. Ask for a flow and recovery test that runs for several hours to evaluate sustained yield and drawdown. If household demand could be high, make the test a written contingency.
Paperwork to request from the seller
Well-completion report
Pennsylvania requires licensed drillers to file a well-completion report and to give a copy to the well owner. Ask the seller for this report. It documents depth, construction details, lithology, yield at drilling, and static water level. You can also look up many well records in the state’s database.
- Access well records: PaGWIS well information.
- Find licensed drillers: DCNR driller search.
Maintenance and testing records
Request service records for the pump, pressure tank, and any treatment devices, plus copies of recent lab reports. Include a written contingency that lets you order testing and a well inspection, then negotiate or cancel based on results.
Treatment options if tests fail
Address bacteria
If bacterial tests fail, shock chlorination followed by a retest is a common first step. Persistent issues require finding and fixing the source, then using continuous disinfection or a properly sized UV system.
- Disinfection and retesting basics: CDC private well guidance.
Fix metals, nitrate, and PFAS
Treatment must match the specific contaminant and concentration. Iron, manganese, and hardness often call for softening or oxidizing filters. Nitrate is typically addressed with reverse osmosis or anion exchange. Arsenic may require specialty media or RO. For PFAS, point-of-use RO and point-of-entry granular activated carbon or ion exchange are common solutions.
- Choosing treatment and understanding costs: Penn State Extension treatment guide.
- PFAS treatment options for homes: Penn State Extension PFAS treatment.
Budgeting for equipment
Plan for the possibility of treatment. Under-sink reverse osmosis units often run about $500 to $2,000 installed. Whole-house softeners or carbon filters typically range from about $500 to $3,000 or more. UV disinfection systems can range from roughly $400 to $1,500. Get multiple quotes and confirm sizing against lab results.
- Cost and buying tips: Penn State Extension guide.
Local resources for Cross Fork buyers
- County water-quality overview and key findings: USGS Potter County study
- Testing guidance and certified lab resources: PA DEP private well testing
- County testing trends: Penn State AASL Potter summary
- Well records and driller lookup: PaGWIS well information and DCNR driller search
- PFAS background: PA DEP PFAS resources
Buying in Cross Fork should feel exciting, not overwhelming. If you want a clear plan for testing, contingencies, and local pros, reach out to the team that knows these wells and this market. Connect with Mountain Valley Realty, Inc. to start a smart, well-informed purchase.
FAQs
What should Cross Fork buyers test in a private well?
- At minimum, test for total coliform and E. coli, nitrate, pH, and total dissolved solids. Consider radon in water, arsenic, and lead based on the property and your health needs.
How common is bacteria in Potter County well water?
- County studies have found a significant share of wells with total coliform and some with E. coli. This makes bacterial testing a top priority during due diligence.
Do private wells in Pennsylvania have to meet state standards?
- Private wells are not regulated like public systems, so routine monitoring and maintenance are up to the homeowner. Buyers should include testing and inspection contingencies.
Should you test for radon in Cross Fork well water?
- Yes. Radon in groundwater was frequently elevated in Potter County samples, so testing the well and the home’s air gives you a complete picture.
Who keeps the well-completion report and how do I get it?
- The driller provides it to the well owner and submits it to the state. Ask the seller for a copy and check state databases for records.
