Buying Tips for the Mother Lode
Choose Carefully
When looking for a home in and around Sonora, be sure to consider you needs carefully.
Space
Many people move to the foothills hoping to escape the hustle and bustle of the city. When you say you want 10 acres for peace and quiet, do you really want 10 acres and all the upkeep that goes with it? Are you prepared to take on the issues of living Fire Safe? Or are you really just looking to escape the constant drone of traffic or the noise of neighborhood kids playing after school. If you are looking to retire, your ideal home may well be found on .25 of an acre in a quiet corner of the county- you get the peace and quiet without the upkeep. Try and think it through before you start your search.
Water
This ain't the city! Many homes in the Mother Lode are serviced by wells or by 'ditch' water where public water ( TUD) is not available or not previously needed or required. Below is a brief summary of water provision in our area.
Click Below for the scoop on water in Tuolumne County
TUD or District Water- There are several water providers in the foothills. The one you will run into most frequently in the Sonora area is TUD(Tuolumne Utilities District). This is basically city water where the water supply and sewage system is managed centrally. If you purchase land with "District Water Available" this is great-the water is most likely provided by TUD. Just be sure to check out the hook up fee. It can run about $6,000.
Well Water-If you choose to buy a home with a well, inspect, inspect , inspect! While well water can be wonderful, be sure to have both the water quality,quantity and pumping equipment tested before you complete escrow. One essential question: be sure to ask about the 'gallons per minute' - how much water is actually available? In our dry climate, that's an important factor. There are a number of reputable companies in the area. Ask me for my list of inspectors or give me a call if you have questions.
Ditch Water- Many more rural homes in the Mother Lode are still serviced by ditch water as shown in the image above. A ditch is actually an open mining ditch used originally in the 1840's to supply miners with water for placer mining during the gold rush. Miners would buy a 'miner's inch' ( one inch square) of water to use to sleuce their diggings and hopefully find gold. The quality of ditch water can vary considerably and should not be considered potable although some have tasted it with no ill effect. For information on ditch water, click on the link above or contact Tuolumne Utility District who can answer questions and provide all the details to you.
Ask about the Septic System - PDF->A Homeowners Guide to Septic Systems
If your future home is hooked up to the Public Utility service ( sewer) you are in good shape. Once again, your service provider will probably be TUD in the Sonora area. If you find that you have a septic system or plan to purchase property that will require a septic system, here are some pointers:
1.Get a full inspection of existing septic before close of escrow. Make sure it was put in with a permit from the County2. Get the tank pumped by the sellers as a condition of Escrow. It's the 'what's yours you take with you' approach3.Ask about the difference between a Standard Septic system and an Engineered Septic system. There is a considerable difference, with cost implications, if you are buying land without septic and plan to build.