Thinking about building or renovating in Old Snowmass? The biggest wild cards in your budget often live underground or in the access to your front door: the well, the septic system, and the driveway. If you plan for them early, you can avoid costly surprises and keep your timeline intact. In this guide, you’ll get realistic local ranges, who issues which permits, expected timelines, and two sample budgets for Old Snowmass properties. Let’s dive in.
Quick budget snapshot
- Wells: typical Colorado drilling runs about $25–$65 per foot, with complete residential systems often $3,500–$25,000+ depending on depth and equipment. See typical ranges in these Colorado well cost guides.
- Septic (OWTS): simple conventional systems often land $8,000–$15,000. Engineered options like mound, aerobic, or sand filter systems commonly run $20,000–$50,000+. Review ranges in this septic system cost overview.
- Driveways: gravel typically $1–$3 per sq ft or $4–$12 per linear foot for private gravel roads, based on this gravel driveway cost guide. Asphalt averages about $3–$5 per sq ft, with mountain work often higher, per this asphalt pricing breakdown.
Who permits what
Wells
The Colorado Division of Water Resources (DWR) handles well permits and contractor licensing. You apply with the state, then your licensed driller constructs the well. DWR reviews complete applications in the order received, and guidance notes reviews may take up to about 49 days. Check the process on the DWR well permitting page.
Septic systems (OWTS)
Pitkin County Environmental Health runs OWTS permitting and inspections. Designs and installations must be completed by county-licensed professionals, and applications go through the county’s PATS portal. Find rules and licensed provider lists on the Pitkin County OWTS information page.
Driveways and access
If your driveway connects to a county road or needs a culvert, expect a right-of-way or approach permit and county standards. Start with the Pitkin County permits and road standards page for access types, seasonal notes, and contact info.
Old Snowmass site realities
Old Snowmass sits in the Roaring Fork River corridor and Snowmass valley. The area has mapped collapsible soils and evaporite-karst hazards, plus complex alluvial deposits. These conditions can drive engineered septic designs, deeper well drilling, or geotechnical checks. Review regional hazards in the Colorado Geological Survey summary.
Mountain-specific factors also matter. Shallow bedrock, steep slopes, seasonal groundwater near creeks, long haul distances, and winter access all increase costs. Asphalt plants in the valley typically run spring to fall, so plan paving work for a May to October window.
What drives your costs
- Well depth and yield: deeper holes, harder rock, and longer trench runs push costs higher. Pumps, pressure tanks, controls, and water treatment are separate line items.
- Septic system type: conventional gravity is least expensive when soils and setbacks allow. Limited soils, shallow bedrock, high groundwater, or tight sites can trigger pressurized, mound, or sand filter systems that cost more.
- Driveway specifics: length, grade, drainage, culverts, base prep, and any retaining or rock removal can add significantly. Asphalt or concrete raises cost over gravel.
- Hauling and disposal: exporting rock or soil adds trucking and landfill fees. Check current disposal rates in the Pitkin Solid Waste Center price updates.
- Design, permits, and inspections: budget for county and state fees, designer/engineer costs, soil and percolation tests, and final inspections.
- Contingency: plan 15–30 percent above bids in mountain terrain to cover unknowns.
Example budgets for Old Snowmass
Use these as planning ranges. Actual quotes depend on site conditions, access, and timing.
Scenario A: Favorable site
- Well, about 150 feet with pump and baseline testing: $7,000–$15,000.
- Conventional gravity septic, good soils and access: $8,000–$15,000.
- Short gravel driveway, approach and culvert: $2,000–$8,000.
- Permits, design, tests, 15–25 percent contingency: $3,000–$8,000.
- Total illustrative range: $20,000–$46,000.
Scenario B: Constrained site
- Well in deeper or hard rock conditions: $12,000–$30,000+.
- Engineered septic, such as mound or pressurized sand filter: $20,000–$50,000+.
- Long driveway with grading, drainage, culverts, and rock removal: $15,000–$60,000.
- Permits, geotech, design, hauling, 25–40 percent contingency: $10,000–$30,000.
- Total illustrative range: $57,000–$170,000+.
Timelines and scheduling
- Well permit: DWR reviews complete applications in the order received, often several weeks, with guidance noting up to about 49 days. Factor in driller scheduling and yield testing.
- Septic process: site evaluation, licensed design, Pitkin County permit via PATS, installation by a licensed contractor, then county inspections and final approval.
- Paving window: asphalt plants typically operate spring to fall in the valley, so plan major driveway work for May through October and coordinate any road cuts with county staff.
- Lender and transfer timing: buyers and sellers should confirm water testing and OWTS documentation early in the deal. For water testing resources, see CDPHE’s homeowner testing page.
Your step-by-step plan
Order an early site evaluation. Schedule soil and percolation tests and have an OWTS designer and licensed well driller review feasibility. The Pitkin County OWTS page lists local licensed professionals.
Get line-item bids. Ask contractors to separate design, permits, excavation, material import or export, disposal fees, equipment, inspections, and contingency for rock.
Set a smart contingency. Carry 15–30 percent above bids, higher if you expect shallow bedrock or high groundwater.
Map your calendar. Align DWR well permitting and county OWTS approvals with the May to October construction and paving season.
Confirm lender requirements. Many loans require well logs, specific water tests, and proof of a permitted, functioning septic system.
Coordinate access early. If your driveway ties into a county road or needs a culvert, start with Pitkin County’s permits and road standards for access types and inspections.
Planning a property in Old Snowmass is about aligning the right experts, the right permits, and the right season. If you want help pressure-testing a budget or connecting with trusted local pros, reach out to Duncan Clauss Real Estate for grounded, Aspen-rooted guidance.
FAQs
Who issues well permits for Old Snowmass and how long does it take?
- The Colorado Division of Water Resources issues well permits, and guidance notes reviews of complete applications may take up to about 49 days, plus contractor scheduling time.
What septic permits are required in Pitkin County?
- Pitkin County implements OWTS rules, requires licensed designers and installers, and processes applications through the PATS portal, followed by county inspections and final approval.
How much should I budget for a new septic system?
- Simple conventional systems often land around $8,000–$15,000, while engineered systems like mound or aerobic commonly run $20,000–$50,000+, depending on soils and site limits.
What does a residential well usually cost near Old Snowmass?
- Many Colorado projects fall in the $25–$65 per foot drilling range, with total residential systems often $3,500–$25,000+, plus trenching, pump equipment, and any treatment.
What will my driveway cost and do I need a permit?
- Gravel can be $1–$3 per sq ft or $4–$12 per linear foot, while asphalt or concrete generally costs more. Driveway approaches that connect to county roads typically need a right-of-way or approach permit and may require culverts.
When should I schedule paving in the Roaring Fork Valley?
- Plan for spring through fall, typically May to October, when asphalt plants operate and weather conditions allow earthwork and paving.
