Buying a Lakefront Home

Buying a lakefront property is a dream for many, but buying the right one requires more than just falling in love with the view. When it comes to selling waterfront properties, experience and local knowledge make all the difference. As someone who owns waterfront property myself and has successfully sold multiple cottages, I understand what sets these homes apart—and how to market them to the right buyers.

Before you take the plunge, here are key factors and tips to consider when touring water front or deeded-right homes: 

🏡 Waterfront Type & Access – Is it sandy, rocky, or weedy? Check for water depth, shoreline erosion, and whether the lake level fluctuates significantly.

• Can you easily install or maintain a dock?
• Are there dock regulations?
• Is the current dock grandfathered in - in you remove it what can you replace it with?
• Do you need to remove and install the dock on specific dates?
• Where/Is there a (public) boat ramp?

🚤 Recreational Use & Restrictions – If you plan to boat, fish, or swim, make sure the lake allows your activities. Some lakes have restrictions on motorized boats, wake zones, or fishing regulations.  - See if you can get a copy of the boating regulations.

       Questions to Ask:

• Is the lake fully recreational?
• Are there restrictions on when you can boat?
• Are there restrictions on tubing (amount) / water skiing?
• Are Jet Skis allowed?
• Is there a shared beach somewhere to use?

📍 Location & Community – Is it a quiet retreat or a social hub? Consider the HOA (if any), local events, and the community vibe—whether you want a peaceful escape or a lively lake scene.

• What events does the HOA put on?
• Is the HOA Mandatory? What is the fee?
• Examples of events: Holiday Boat Parades? Dock or Treats? Poker Runs? Movie Night Under the Stars

🏠 Property Features & Zoning – Ensure the home is built to handle lake conditions (moisture, storms, winter freezes). Look into zoning rules for renovations, short-term rentals, and dock regulations.

• Does your waterfront look like it is in good condition?
• Do you have a retaining wall at the shore? Is it in good condition or will it need repair?
• What does the towns Building/Conservation Commission Process involve if you want to build or need to repair part of the home?
• Winter Access – If it’s a cottage, is it accessible in winter? Some roads aren’t maintained year-round.
• Utilities & Heating –  Is the home seasonal or year round?

💰 Hidden Costs – Beyond the price tag, factor in property taxes, HOA fees, flood insurance, and maintenance costs for docks, seawalls, and septic systems, wells.

🔍 Utilities & Infrastructure – Some lake homes have well water, septic systems, or limited internet access—make sure these fit your needs and you are prepared to maintain them.

Buying a lakefront home is an investment in lifestyle, so take your time, do your research, and work with someone who knows the lake inside and out. As someone who lives on a lake and has owned multiple lake properties -- I know what someone is looking for when wanting this lifestyle! Have questions? Let’s chat!