Room to spread out, a short drive from Bloomington.

Septic systems

Outside sewer service areas, homes rely on on-site septic systems. Septic permits and inspections in the county go through the Monroe County Health Department’s wastewater team.

Inspection before you buy

The Health Department offers a Real Estate Septic Inspection on request, for a fee. According to the County, staff search the property’s septic records, then inspect in the field: they try to locate and open the tank, check the pump if there is one, and look for signs of failure in the absorption field. You get a written report with findings and any recommended repairs.

One thing to know: the County says that if an inspection finds a failing system, an enforcement case is opened, and if the property changes hands, the new owner takes on that responsibility. Talk with me about timing and how to handle the results in your offer.

Septic size and bedrooms

The County sizes septic systems by bedroom count. Its definition of a bedroom is broader than you might think, and can include a room used as an office or den. If a home has more bedrooms than its septic permit, ask about it before you make an offer. The Health Department can provide a diagram of a property’s septic field.

Building on land

If you’re buying land to build, most new septic permits require a soil evaluation by a registered soil scientist, and the soil affects what kind of system you can install. Ask about soils before you commit to a lot.

Private wells and water testing

Private wells aren’t regulated the way city water is. The Indiana Department of Health says private well owners are responsible for their own water quality, and recommends testing at least once a year.

• Test before you buy. The Monroe County Health Department notes that bacteria testing on private well water is done by the City of Bloomington’s lab at the Dillman Road Wastewater Treatment Plant. Ask your inspector or the Health Department what else to test for.
• Look up the well record. The Indiana Department of Natural Resources keeps an online database of water well records, searchable by location. A record can show the well’s depth and when it was drilled.
• Ask about the equipment. Find out the age of the pump, the pressure tank, and any water treatment system.

The land itself

Much of western and southwestern Monroe County sits on limestone karst, according to the County’s comprehensive plan. Karst landscapes can have sinkholes, caves, and underground drainage. That can affect where you can build, where a septic field can go, and how water moves across the property.

• Walk the land, and look for depressions, wet areas, and erosion.
• Ask for a survey so you know the real boundaries.
• Check FEMA’s flood maps for the property, and get an insurance quote early.
• Ask about any past quarrying, logging, or fill on the land.

Private roads and easements

Not every country road is a county road. Before you buy, find out:

• Who maintains the road? If it’s private, who plows it, fixes it, and pays for it? Is there a written road maintenance agreement?
• How do you legally get to the property? If access crosses someone else’s land, there should be a recorded easement. A driveway that’s been used for years isn’t the same as a recorded right to use it.
• What easements cross the property? Utility lines, shared driveways, and drainage can all run through a property. Your title company can tell you what’s recorded.
• Winter access. Steep or long drives can be hard to manage in snow and ice. Ask how the current owners handle it.

Zoning and land use

If you plan to build, add on, divide the land, keep animals, or run a business from home, check zoning first. Inside Bloomington’s planning jurisdiction, the City handles zoning. In much of the rest of the county, the Monroe County Planning Department does. The County’s planners take appointments to answer questions about proposed construction, subdividing property, and zoning.

Since January 1, 2026, the County’s planning review for new homes, additions, garages, decks, pools, sheds, and similar projects must be finished before you apply for a building permit at the Monroe County Building Department. The County suggests starting with its free pre-design request, which tells you which permits you’ll need.

Utilities and internet

• Electric. Duke Energy serves much of Monroe County, and South Central Indiana REMC, a rural electric cooperative, serves other parts. The Indiana Utility Regulatory Commission’s service territory map shows which utility serves an address.
• Heat. Natural gas isn’t available everywhere in the county. Ask what fuel the home uses and what it costs to run.
• Water and sewer. Expect a well and septic system unless the listing says otherwise. Confirm any public water or sewer connection with the provider.
• Internet. Confirm actual internet options at the address with the providers. The FCC’s National Broadband Map is a starting point, but don’t rely on a coverage map alone.
• Trash. City trash pickup doesn’t extend into the county. Rural residents use a private hauler or the Waste Reduction District’s recycling centers.

Harrodsburg

Harrodsburg is a small unincorporated community south of Bloomington, along Harrodsburg Road near Old State Road 37. Monroe County has a rural community land use plan for the Harrodsburg area. You’ll find village homes in and around the community, with rural property beyond. [Tarah: drive time and anything you’d add from your own experience.]

Smithville

Smithville is a small unincorporated community south of Bloomington, near Sanders, along Smithville Road and Strain Ridge Road. The County’s Smithville-Sanders rural community plan covers the area. [Tarah: drive time, types of homes, and anything you’d add from your own experience.]

Stinesville

Stinesville is a small incorporated town in northwestern Monroe County, northwest of Bloomington beyond Ellettsville. It has its own town government. Monroe County also has a rural community land use plan for the Stinesville area. [Tarah: drive time, types of homes, and anything you’d add from your own experience.]

Stanford

Stanford is a small unincorporated community southwest of Bloomington. [Tarah: drive time, setting, types of homes, and anything you’d add from your own experience.]

Near the lakes

Northeast of town, Unionville and the Lake Lemon area mix village homes, rural property, and lake homes. See my pages on Unionville and Lake Lemon real estate, and the questions in buying a lake home.