Pricing In Damascus: Lot Size, Septic, And Comps

Ever wonder why two similar homes in Damascus can sell for very different prices? Often the answer sits outside the walls. Lot size, whether a home uses public sewer or a private septic and the way you select and adjust comparable sales can swing value tens of thousands of dollars. If you are planning to buy or sell, understanding these factors will help you price with confidence and avoid surprises. Let’s dive in.

What drives price in Damascus

Damascus spans town-center neighborhoods and large-lot areas, so land and utility details matter. Public market trackers show median home values in the low to mid $500Ks in recent years, but results vary by neighborhood, lot size, and updates. The smartest move is to rely on very recent, nearby sales rather than countywide averages.

Lot size: what to check and why it matters

Bigger lots can add value, but not in a straight line. A small bump in lot size near town may add a modest premium, while acreage outside the core can command more. Focus on what the land lets you do, not just the number.

Know your water and sewer category

Montgomery County’s Water and Sewer Plan assigns each parcel a service category. That label signals if a property is expected to connect to public utilities or rely on private well and septic. You can review the service-area categories on the county’s page about water and sewer classifications. If a parcel is in a public service category, that shapes development options and future costs. Learn what the categories mean on the county’s water and sewer service area guide.

• See the county’s explanation of service-area categories: Water & Sewer Service Area Categories.

Is the lot buildable with septic?

If a property will use on-site septic, the county requires tests and enough area for both a primary and a reserve drainfield. The county notes that a typical single-family home needs about 10,000 square feet set aside for drainfields, and lots in the Patuxent River watershed often need about 70 percent more area. That quickly makes some smaller lots impractical for a full-size home.

• Read how testing works and what areas are required: Onsite System Testing and Permitting.

Lot shape, slope, and usable area

Two half-acre lots can live very differently. Irregular shapes, slopes, stream buffers, or easements can reduce usable space for additions, a pool, or even a replacement septic field. When valuing, think in terms of usable area. If steep slopes or buffers limit use, buyers usually price the lot as if it were smaller.

Septic and well: tests, costs, and disclosures

Septic and well systems carry more unknowns than public sewer and water, so clear information helps buyers feel confident and helps sellers avoid last-minute issues.

How septic systems are approved

The county oversees a water table test during the wet season and a percolation test to confirm soil absorption. Results determine if a conventional system works or whether an engineered alternative is required. Setbacks, reserve areas, and a site layout plan are part of the approval process.

• Learn the testing steps and timing: Onsite System Testing and Permitting.
• Check soils testing permit guidance and records: DPS Soils Testing and Permits.

What septic costs to plan for

Routine pumping and inspections are hundreds of dollars every few years. Full system replacement can range widely based on soils and design. Consumer cost summaries often show totals from about $7,000 to $40,000 or more for a full system in complex conditions. Always get local bids for your specific lot.

• See a consumer overview of septic cost ranges: Angi – Septic Tank Services.

Public water/sewer assessments to watch

If a home is in an area served by public mains, there may be a Front Foot Benefit Charge. This is an annual assessment tied to utility infrastructure and can last many years if not paid off. Maryland law requires disclosure of certain deferred water and sewer assessments, so review the tax bill and title work.

• Understand FFBCs and how they are billed: WSSC Water – Front Foot Benefit Charge.
• County consumer guidance on FFBCs and disclosures: Montgomery County OCP – FFBC.

Comps: a simple Damascus workflow

Pricing well in Damascus starts with smart comp selection and careful adjustments for land and utilities.

Pick truly comparable sales

• Stay close. Use the same subdivision when possible, or within about a quarter to a half mile in rural areas.
• Stay current. Prioritize the last 3 to 6 months. Extend to 12 months only if inventory is thin.
• Match the product. Keep to the same property type and similar bedroom and bathroom counts.
• Match the lot band. Group by lot size ranges, and match sewer versus septic where you can.
• Note condition and updates, proximity to busy roads, and any special assessments.

Make smart adjustments

• Lot size: Use paired sales to estimate the local premium per extra 1,000 square feet or per tenth of an acre. Expect diminishing returns on very large lots.
• Sewer versus septic: If you must mix, look for paired sales where the main difference is utility type. Newer or upgraded septic with documents may reduce any discount.
• Usable area: If slope or buffers limit use, adjust as if the lot were smaller.

When to call in pros

Bring in an appraiser or engineer for big lot differences, questions about buildability, likely septic replacement, or when you need a formal, defensible opinion of value. For septic and well specifics, the county’s DPS records and testing schedules are your starting point.

Quick checklists

For sellers

• List the lot size clearly and describe any easements or known constraints.
• Gather septic and well records: permits, system age, pumping history, and any test results.
• Disclose any Front Foot Benefit Charge or deferred water/sewer assessment.
• Consider a recent septic inspection to reassure buyers.

For buyers

• Verify the property’s water and sewer service category and whether it uses public utilities or private systems.
• Make septic inspection and DPS permit history part of your contingencies.
• If a replacement may be needed, get at least two local contractor estimates.
• Ask your title company to flag any FFBC or other deferred assessments.

Your next move

If you want to price your Damascus home or write an offer with confidence, focus on land and utility details as much as interior finishes. With the right comps and a clear read on lot size, septic, and assessments, you can protect your budget and avoid surprises at closing. For a pricing strategy tailored to your street and your home, connect with Gerly Oden for boutique, high-touch guidance backed by two decades of local experience.

FAQs

How do I find out if a Damascus property uses public sewer or septic?

• Check the county’s water and sewer service area categories and then confirm with DPS permit records and the tax bill for any utility assessments: Service Area Categories.

What makes a septic lot “buildable” in Montgomery County?

• Passing wet-season water table and percolation tests, adequate space for primary and reserve drainfields, and meeting setback rules. Start with county guidance: Onsite System Testing and Permitting.

How much does a septic replacement usually cost near Damascus?

• Costs vary widely by soils and system type. Consumer summaries often show totals from about $7,000 to $40,000 or more; get local contractor quotes for accuracy: Angi – Septic Tank Services.

What is a Front Foot Benefit Charge and why does it matter?

• It is an annual assessment tied to public water and sewer infrastructure that can last many years. It affects monthly costs and must be disclosed when applicable: WSSC Water – FFBC and Montgomery County OCP – FFBC.

How should I adjust comps for lot size in Damascus?

• Use paired sales to estimate the local premium per extra 1,000 square feet or per tenth of an acre, and apply conservative adjustments. For large acreage or limited data, consult a local appraiser.