Septic is common in many areas. Yes, you might have to replace it some day;so if possible avoid small lots. Life on these is around 25 years but I have seen some go well before this either due to neglect or poor installation. If you must replace a system where the old one is, the removed soil is treated as hazardous waste. (I had a sale where they escrowed $80K for the replacement due to this) Typically costs are much less though even when using a raised bed.
Get a good inspection and take care of it as instructed by health department.
Same is true of wells. I just closed on a 1 year old house that had to replace the arsenic flitration system with a double cannister type at a cost of about $5k. Main point to remember is your value will be based upon other similar homes in the area. Your well and septic may require larger lots which some people really want.. Dont forget to ask about the remaining new home warranty as some things may have coverage.

Hi Sb,
I moved from Franklin Park ( well water) to Robbinsville ( well water, septic & propane heat) & from a personal experience can tell you that these are the things to keep in mind:-

1. Well water- When you buy a home with well water the NJ PWTA act requires well testing by the seller - A clean certificate should reassure you of the potability & quality.
Personally it tastes sweeter, is naturally cold & you know there are no chemicals being added without your permission that could potentially be harmful( chlorine, flouride, etc.)
No water bill either :-)
2. Propane gas- The usage & how well the home is insulated is the underling cost determining factor.
You can have an above ground or buried tank that the gas co will drop by & intermittently fill up without any inconvenience to you.. Not any different from having natural piped gas.
3. Septic :- The age & maintainence of the tank is key here. Have it pumped every 2-4 yrs & you should be fine. We don't dump oil down the drain, don't have an in-sinkerator.
Other than that its all just common sense.
A septic testing is recommended if buying a resale & can be done at the time of the regular home inspection.
Working wiht an agent who is familiar with degrees of problems that could arise regarding wells & septics & potentially how much they might cost you , when to take a seller credit for these & when not to; & one who can put you in the hands of the right inspectors/ repair contractors is very important as is the attorney you work with.

Overall, if buying in a more rural area or one that wants to maintain its low density character , you'll find homes with well & septic.
Taking the right precautions could give you the home & the lifestyle you are seeking.
Call or email me if you have any further questions or require buyer representation.

Hi Sb, I work primarily in Somerset County and have two transactions in process right now that have well water, one of which also has private sewer (septic). I think the effect on value has much to do with whether properties with these characteristics are common or unusual in the area. If so, then it comes with the territory and likely will not impact relative value. If not, then it is a consideration.

One of my buyers was hesitant with the private sewer,but the fact that a hook up to town sewer was possible, put them over the top and made them more comfortable. You might also inquire about future possibilities, and costs, to connect to public sources,

Best of luck,
Jeannie Feenick
Weichert Realtors
Search and connect at http://www.feenick.com