Buying on Lake Lanier: What I wish I knew before buying a home

Have you thought about moving to Lake Lanier? There are six things you need to be on the lookout for before you consider purchasing a home on Lake Lanier.

Location matters

Location of your home on the lake matters greatly when determining the value of your home and the price you will pay. Homes on the south end of the lake, in Buford, Cumming, and Flowery Branch sell for significantly more money than homes located in the Gainesville, Dawsonville, and Murrayville area. This Lake home buyer was surprised that they did not have sunrise and sunset views while living on the lake. Sounds like this should come with the territory. Just know that if that’s something that’s important to you, you’re going to have to pay.

Keep in mind that lots with lake views and very little tree line, there’s a premium that you’re going to have to pay if most lots don’t have this. Not only is the location on the lake important to take note of, but the actual location of the home on the lake in that area. Is the home on deep water with great views of the lake or are you in a cove? Where are you in the cove? Are you the very last home in the back of the cove? 

This will impact the value of the home, and will also impact the things that you can keep at your dock. For example, if you are in the back of a cove, your constantly going to be chasing your boat in and out of the water, so those areas are typically more conducive with things like pontoon boats.  There are pros and cons with being in a cove versus open water. Coves tend to be quieter with less boat traffic and less wake, whereas homes on the open water are going to experience more boat traffic and thus more wake. However, because docks on open water are on deeper water, you do not have to bring your dock in and out as much as you would with a dock in the back of the cove. You also are less limited to the type of boat you can have at your dock if you are on deep water.

Walk to Dock

The walk down to the water is probably one of the most considered factors besides the actual home when choosing where to live on Lake Lanier. Some homes are going to offer a relatively flat walk to your dock, while others are going to have steep walks. And then there are those where you feel like you are mountain climbing–or heck, there are even some lots that have actual trolley systems! Yes, a trolley that takes you down to our dock. The walk to your dock is always a compromise. 

Homes that are on deep water, which is usually pretty favored, tend to have a steeper walk down to the dock. You’re going to find that some homes have already installed steps to go down to the dock, or some that have golf cart paths. You might have an easy, gentle walk down to your dock, but it sits on a cove, or you might not have the best views. Just be ready to compromise and know that you will never check off every single box on your list, and if a property does check every box, you are going to pay a pretty penny for it.

Know the rules and regulations

The lake is managed by the Army Corps of Engineers and with that comes a whole host of rules and regulations. Majority of homes on the lake have  and behind the home that is corp property. You need to know where the corp lines are on the home you are considering buying and you need to know what you can and cannot do on this property. The Army Corps has a ton of rules and regulations about your dock as well. 

It’s imperative that you follow these rules and regulations–if you don’t, the army corp can revoke your permit and or issue heavy fines. Your dock permit is the most important piece of your property because it is what is giving your home value. This is crucial!

Get information on the dock

When buying a lake home you want to make sure that you ask for a copy of the dock permit prior to making an offer or within the due diligence time period of your contract. It’s important to note that the dock permits are required to be renewed every 5 years and this is perhaps the most important thing when buying a lake home–afterall, what good is your lake home on the lake if you cannot have a dock? This piece of paper gives your lot and home so much value–without it, your home is simply just a regular home. 

When evaluating the dock, it’s important to note what kind of dock is at the property and what it has been permitted for. Sometimes you will find that the dock that is at the home is smaller than what it has been permitted for. Earlier we talked about rules and regulations that the Army Corp sets, and this applies to docks too. On the lake you will find many types of dock permits including those for platform or swim docks, single slip docks, double slips, party docks and more. The permits also come in different sizes as well. While it’s always possible to get a smaller dock than what you are permitted for–for example, you can’t always get a permit for a larger dock. 

The Army Corps has many rules and regulations about dock sizes and you will have to consult the rules and regulations as well as an army ranger for more guidance. This is critical if you are looking at a home with a swim platform dock. You may be thinking–I’ll just get a bigger dock after I buy this house–well, it’s not as easy as that. Often times, you will see that home values are lower on homes with a swim platform vs. a boat dock because of this reason–they are not permitted for a larger dock. 

Swim platforms are tricky because you can’t have larger boats or boats on a boat lift, so they are typically worth less than homes with a single or double slip dock. Make sure when you’re buying a home on Lake Lanier, you research the dock and dock permit that come with the property to make sure they fit in with your plans.

Consider your utility services

Majority of homes on the lake are not in neighborhoods which means that you may not have as many options as you would like. You will want to check with the sellers of the home and see what internet and cable services are available and how well they work in that area–many times you will only have one service provider available to you. Another thing to consider is water and sewer. Almost all homes on Lake Lanier will be on a septic tank. Industry experts recommend that you have the septic system pumped and inspected every 3-5 years based on use. 

Not only should you ask to have the system pumped and inspected but it’s also a good idea to get a copy of the septic permit from the health department. This permit will give you important information like the size of the tank, what type of tank or system is installed, and where the drainfield lines are located. This is super important if you are considering putting it in a pool. Depending on where those drain lines are located, that may or may not be an option. 

Get a knowledgeable agent

Afterall, you surely need a great agent who understands the lake market buying a home on Lake Lanier is not the same as buying a house elsewhere–you need to make sure your agent specializes in lake homes and understands the intricacies of homes on the lake. They need to be knowledgeable about location, septic systems, dock permits, depth of water at the dock, corp rules, and so much more! You need someone that is experienced in this area to help you find a home on the lake.

Want to learn more about homes and lots on Lake Lanier, or get more information on Lake Lanier? Make sure to subscribe to my YouTube channel, I put out two new videos every week!