What the Barnstable County Sewer Project Really Means for Cape Cod Buyers & Sellers

If you live on Cape Cod, you’ve probably heard about the Barnstable County Sewer Project. It’s one of the biggest infrastructure changes our towns have ever taken on, and it’s all about protecting our water.

But here’s the thing: for homeowners (and anyone buying or selling), it’s not just about clean bays and ponds — it’s about timelines, inspections, and costs that could affect your next real estate move. Let’s break it down in plain English and what it cost me to hook up!

Why are we doing this anyway?

Cape Cod’s sandy soil and traditional septic systems don’t mix well long-term. Nitrogen from septic leaches into our groundwater, ponds, and estuaries. The sewer project, part of the town’s Comprehensive Wastewater Management Plan (CWMP), is designed to fix that and protect our waters for generations (Barnstable CWMP

What happens if your septic fails?

Normally, under Title 5, if your septic fails, you get up to two years to fix or replace it (MassDEP Title 5 FAQ).

But if you’re in a sewer project area, the rules change:

• Once sewer service is available, you have 6 months to connect. Town of Barnstable stated you would be fined $200 a day for non-compliance.
• If your system is in complete failure, you’ve only got 60 days (Barnstable BOH Policy). This may differ town to town and is for a failed septic with no connection. Consult your local board of health.

If you’re selling, lenders and buyers don’t usually want to wait that long — most will expect the issue resolved or funds held back in escrow at closing. If you are selling, consider pricing accordingly or offering a credit towards the betterment at closing.  If you are buying, find a GOOD agent (me) to research what part of the sewer project your potential home is in and see if it financially works for you.

What buyers should look out for

If you’re buying in Barnstable County, here’s what you want to know:

1. Check the map – Find out if the property is in a current or upcoming sewer phase (Barnstable Sewer Connection Center).
2. Ask about Title 5 – Did the system pass? If not, who’s on the hook for repairs or connection?
3. Plan for extra costs – Beyond the home price, sewer betterments and connection work can add thousands.

What sellers should be ready for

• Know your status – Buyers will ask if your home is in the sewer plan. Have an answer ready.
• Get your inspection early – A passing Title 5 is valid for two years (three if pumped annually) (MassDEP FAQ).
• Be upfront about costs – Sharing estimates for betterment and connection makes buyers more comfortable.

So… what does it actually cost?

Here’s the ballpark:

• Betterment (assessment): Barnstable caps this at $10,000 per unit (Barnstable Sewer Assessments).
• Private connection: $5,000–$15,000 depending on your yard, landscaping, and distance to the street.
• Grinder pump (sometimes required): This differs town by town, however most Towns buy the first pump, but you pay for installation and upkeep.
• Annual user fees: About $435/year for a typical home.
• Help is out there: You can spread your betterment payments over 30 years, get low-interest loans through Cape Cod AquiFund, and even snag a $6,000 state tax credit if you qualify (Mass.gov Tax Credit).

A few extra things to keep in mind

• Roads often get a “no-dig” moratorium after they’re repaved — so plan your timing.
• Grinder pumps need electricity and an outdoor alarm box.
• If you add bedrooms or an ADU later, you could face extra fees.
• You are responsible for driveways and other landscaping features that may be dug up during your connection.

The takeaway and what it cost me!

The sewer project is a good thing for Cape Cod’s environment and for long-term property values. But in the short-term, it means buyers and sellers need to be prepared:

• Buyers → check sewer status and budget for costs.
• Sellers → be ready to talk numbers.

I was in Phase 1 and recently had my home connected to the public sewer (I used the aquifund loan as well).  Here’s what I had to do:

• Get a quote (or multiple) on your connection cost from a reputable installer, I used Ruberti Construction
• If you plan on using the low interest loan, contact the Barnstable County Aquifund online (it was actually way easier than I anticipated). Be prepared with the previous year’s tax statement, that’s how they determine what percentage rate you will get.  0, 2, 4, or 5+ percent. You will send in your signed estimate to the Aquifund and they will pay on your behalf. Your contractor will schedule a time for the work directly with you.

• The Cape Cod AquiFund provides loans for new sewer connections with a tiered interest rate system.
• 0% and 2% Loans: These are specifically for single-family, owner-occupied, year-round primary residences that meet certain household income requirements. A full-time resident whose income exceeds the specified threshold would not qualify for these lower rates.
• 4% Loans: This is the correct rate for a new sewer connection if you are a full-time resident but your household income exceeds the threshold for the 0% or 2% loans. This rate also applies to most other projects, such as a septic system repair or replacement, as well as for rental or seasonal properties.
• 5% Loans: This rate is for properties actively on the market or seasonal residency. Think about this if you plan to sell!

• Understand that if you have flower beds, driveways, irrigation, fences etc. that is in the easiest route to your hookup, they will be destroyed.  The contractors typically do not build them back unless you have a prearranged agreement with them to do so.  Be prepared for that cost. They usually add loam and seed for lawn areas. (luckily mine was all lawn).  My neighbor had to pay for a new driveway.
•  Be prepared for not only the cost of the install, but the cost of the “betterment” assessment that the town will throw at you.  We received a bill for almost $2,000 additional for betterments to the road and area.
• Work took 1 day, 7am-3pm, this may differ on your situation.  Once they were at the final stages, they asked me to run the water to make sure everything was pitching correctly.
• Cost: $9,300 for the install and $1,980 for the “betterment”.
• Be prepared to water you lawn for the grass seed. 

All in all it was a very simple process, just understand that it will cost you some dough.

The key is planning ahead.

If you’re thinking about buying or selling on Cape Cod and want someone to help you navigate septic, sewer, and everything in between — I’d be happy to guide you through it.

Written by John DeLellis, Cape Cod Realtor® helping Cape Cod buyers & sellers navigate today’s market.