Is a half acre lot really too small?

[Sylvia Castellanos]

I am looking at vacant lots in localities in the Poconos, particularly Monroe and Pike County, that require septic, normally a sand mound. Professionals keep telling me that lots that are as small as half an acre might be too small because of the setback requirement together with the space that must be kept between the house, the septic facility and the well, and even the neighbor's well.  There might not be enough space for a sand mound.  

Okay, that  is easy to understand.  But then I look around and I see that the lots in question are surrounded by small lots with houses, and therefore a septic system. I see  that most of the lots being sold now in those very locations are under 0.40 acre.  I realize that some properties may be grandfathered in and some purchases may be due to owners buying the property next door to extend their yard.  These two explanations, however, cannot remotely account for what I see. 

So I keep going back to the question, if it's so hard to fit a septic system/mound into a half acre lot, why are most of the lots sold in areas that don't offer sewage actually smaller than half an acre? What plan do those buyers have for the elimination of waste?

[Alioune Camara]

Quote from @Sylvia Castellanos:

I am looking at vacant lots in localities in the Poconos, particularly Monroe and Pike County, that require septic, normally a sand mound. Professionals keep telling me that lots that are as small as half an acre might be too small because of the setback requirement together with the space that must be kept between the house, the septic facility and the well, and even the neighbor's well.  There might not be enough space for a sand mound.  

Okay, that  is easy to understand.  But then I look around and I see that the lots in question are surrounded by small lots with houses, and therefore a septic system. I see  that most of the lots being sold now in those very locations are under 0.40 acre.  I realize that some properties may be grandfathered in and some purchases may be due to owners buying the property next door to extend their yard.  These two explanations, however, cannot remotely account for what I see. 

So I keep going back to the question, if it's so hard to fit a septic system/mound into a half acre lot, why are most of the lots sold in areas that don't offer sewage actually smaller than half an acre? What plan do those buyers have for the elimination of waste?

Sylvia, the "half-acre paradox" you're seeing in Monroe and Pike County typically comes down to the use of Advanced Treatment Units (ATUs) or "drip irrigation" systems, which utilize modern engineering to treat effluent to a higher standard in a much smaller footprint than a traditional sand mound. While many existing homes on sub-0.40 acre lots are operating on "grandfathered" systems or "best-fix" repair permits that wouldn't be granted for new construction, new buyers are often betting on these compact, albeit more expensive, aerobic treatment technologies to meet tight setback requirements. To protect your investment, never close on a vacant lot in the Poconos without a specific contingency for a successful perc test and a consultation with the local Septic Enforcement Officer (SEO), as they hold the final authority on whether a "non-standard" system can actually be permitted for the specific home size you have in mind. I hope that helps.