Buying a lakefront or waterfront home
Dock permits, water levels, shoreline rules and flood insurance, sorted out before you buy.
Buying on the water is a different purchase
A lakefront home comes with questions a regular house never raises. Can you have a dock? Where does your land stop and the government's start? Will there be water in your cove in January? Do you need flood insurance? Get those wrong and the home you bought for the water can turn out to be a home near some water.
I've sold waterfront homes on Lake Barkley and the Cumberland River, and I've shown homes on Old Hickory Lake, Percy Priest Lake and Kentucky Lake. The questions below come from those deals and showings, and we'll go through every one of them before you write an offer, not after.
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Dock permits come first
If a dock matters to you, the dock permit matters more than the dock. The first question on any lakefront home is whether a permit is already in place, or whether you'd have to apply for one.
Depending on the lake, docks are regulated by the Army Corps of Engineers or TVA. Applying can take months, and an application can be turned down. That means you could buy a lakefront home, apply for a dock, and wait, or not get one at all. I want you to know that before you buy, not after.
Location on the lake matters too. Some properties facing the main channel aren't allowed a dock, while homes in the smaller coves off the main channel may be. We'll check what's allowed for the specific property before you fall for the view.
Water levels change every year
This is the one buyers are most surprised by, especially on Lake Barkley and Kentucky Lake. The water is drawn down every year, and it can pull the water out of the coves or lower it quite a bit. Lakefront doesn't always mean year-round water access.
In practice, you usually can't leave your boat in the water all year. A cove that's beautiful in July can look very different in winter. If you can, see the property at a low-water time of year, or at least look at what the shoreline does when the water drops.
The shoreline may not be yours
Even when you own a lakefront lot, the strip of land right along the water is often owned and controlled by TVA or the Corps. That surprises people. If your lot is wooded and you'd like to clear trees for a better view of the lake, you may not be allowed to, because they won't let you cut the trees on that strip.
How much of the shoreline is controlled varies by lake and by property, so we'll confirm it for the home you're considering. Know what you can and can't change before you pay for the view you're picturing.
Flood zones, insurance and septic
How close does the house sit to the water? Is there a chance of flooding? Is it in a flood zone, and will your lender require flood insurance? Those answers affect your monthly cost, and they belong in your budget before you make an offer.
Most homes with lakefront views or lake access are on septic rather than city sewer. That's normal on the water, but it means an inspection of the septic system is part of doing this right.
You can read the full buying process in how I help you buy a home. If you're comparing lake homes with acreage, see land and acreage, and at the higher end, luxury homes. Home base is Clarksville, with lakes on both sides of the state line, including Stewart County and Trigg County. Tell me which water you're looking at, and we'll start there.
Frequently Asked Questions
Can I put a dock on any lakefront property?
No. Docks are regulated by the Army Corps of Engineers or TVA depending on the lake, some main-channel properties can't have one, and a new permit can take months or be denied. Check for an existing permit first.
Can I keep my boat in the water year-round on Lake Barkley?
Usually not. Water is drawn down every year on Lake Barkley and Kentucky Lake, which can pull the water out of coves. Plan for seasonal access.
Can I clear trees on my lakefront lot for a better view?
Often not along the shoreline. The strip right along the water is often controlled by TVA or the Corps, and they won't let you cut those trees. We'll confirm the rules for the specific property.
Do lakefront homes need flood insurance?
Some do. It depends on how close the home sits to the water and its flood zone, and your lender may require it. We'll check before you make an offer.
Where have you sold waterfront homes?
I've sold waterfront homes on Lake Barkley and the Cumberland River, and shown homes on Old Hickory Lake, Percy Priest Lake and Kentucky Lake.
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