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Started By
Message
I'm Preparing to Buy a Lake House, What Do I Need to Know?
Posted on 12/2/25 at 11:01 pm
Posted on 12/2/25 at 11:01 pm
After about a year of looking, and the last three months in particular, Mrs. H2O and I have found a property that we like and are preparing to put in an offer on a lake house. While I've grown up on the water and had friends whose parents have had lake property, this will be a first for us.
This will be a second home and we plan to STR it when it isn't in use. We aren't going into this expecting to make any money, but rather not have it sit idle and help offset some of the costs. While we have toured the property twice and spoken to the realtor about our questions, I'm sure there are things that we are forgetting.
A few facts about the property:
- Located on Cedar Creek Reservoir just outside of Dallas
- Lot is just under half an acre. (0.3 acre parcel next door is also for sale)
- 3BR/2BA mobile home built in 1984 that has been fully remodeled (age is a concern for us but it seems extremely sound and we would likely remove and build in 5-10 years).
- Deepwater lot (9' deep at boathouse)
- Dual stall boathouse with dual jet ski and boat lifts (though we know this will have to be reconfigured to fit our boat)
- Landscaping irrigated via lake water
- City Water/Septic Tank
What do I need to be asking about/looking for? Realtor has provided us names of dock builders, inspectors and has recommendations for management companies to facilitate STRs.
Apologies in advance if this thread should have gone on the Outdoor/Money board.
This will be a second home and we plan to STR it when it isn't in use. We aren't going into this expecting to make any money, but rather not have it sit idle and help offset some of the costs. While we have toured the property twice and spoken to the realtor about our questions, I'm sure there are things that we are forgetting.
A few facts about the property:
- Located on Cedar Creek Reservoir just outside of Dallas
- Lot is just under half an acre. (0.3 acre parcel next door is also for sale)
- 3BR/2BA mobile home built in 1984 that has been fully remodeled (age is a concern for us but it seems extremely sound and we would likely remove and build in 5-10 years).
- Deepwater lot (9' deep at boathouse)
- Dual stall boathouse with dual jet ski and boat lifts (though we know this will have to be reconfigured to fit our boat)
- Landscaping irrigated via lake water
- City Water/Septic Tank
What do I need to be asking about/looking for? Realtor has provided us names of dock builders, inspectors and has recommendations for management companies to facilitate STRs.
Apologies in advance if this thread should have gone on the Outdoor/Money board.
7
Posted on 12/2/25 at 11:16 pm to H2O Tiger
Is there a bulkhead? Make sure any boathouses or anything pass the eye test. Too many of those guys get cheapo on the wood size and spacing to save a few bucks. Definitely get any dock wiring inspected by a professional.
Posted on 12/2/25 at 11:40 pm to billjamin
There is a bulkhead on the lot and its in good shape. The next door neighbors don't have one which concerns me as it could erode away at the property and damage the integrity of the bulkhead over time.
Will have the dock builder look at everything when they come out to consult on the changes, but it looks sturdy. Lake limits dock size to a formula based on your shoreline length so I wouldn't be able to go any larger, just rearrange what is there.
Will have the dock builder look at everything when they come out to consult on the changes, but it looks sturdy. Lake limits dock size to a formula based on your shoreline length so I wouldn't be able to go any larger, just rearrange what is there.
This post was edited on 12/2/25 at 11:47 pm
Posted on 12/3/25 at 1:43 am to H2O Tiger
Seems pretty damn sweet, if it is priced appropriately!
Posted on 12/3/25 at 10:16 am to H2O Tiger
Don’t really have any advice but that looks really nice. Congrats on the hard work to get you to the point where this is doable. I’m a tad jealous.
Posted on 12/3/25 at 1:41 pm to H2O Tiger
My family has a lake house. And I camp on a buddy's place on Toledo every year.
On the lake house, as billjamin referenced, the wiring shocked a few swimmers when you kicked on the boat lift. We killed the electricity to the dock after that and never re-wired it. It's on the to-do list. I'm not sure what a proper wiring job looks like on a lake house, but anything under the dock will take a beating over time when the water is up. A dock builder would likely know the best way to wire a dock. Might have them check out the wiring.
When the water is up, and there are waves, the waves provide a constant pounding on the bottom side of the dock decking and will carry your boards off if they're not properly fastened down. There isn't a way to prevent this entirely but as you notice loose boards, don't waste time and screw them down with the longest screw you can get in them.
When you get a flooding year and water comes over the seawall, it will erode the dirt behind it. As this happens, I recommend backfilling with gravel and stay on top of it. Once it starts happening, it happens fast. Dirt erodes from the land side of the seawall and a turbulent lake will knock it down. We've had erosion at our lakehouse but we stay on top of it. The toledo lake house, not so much, and the seawall is sitting on the floor of the lake now and we have all sorts of problems out there.
Is the septic a conventional with lateral lines or is it an aerobic system? Most lakes don't allow conventional anymore but if you have them, they're grandfathered in. So if the system ever fails, just know you may have to foot the bill to convert it to an aerobic system. The other thing that happens is if the lateral lines are down the hill from the house (normally the case) the ground can become too saturated to absorb the septic runoff and it can back into the house. Mostly a non issue, but when you get a good turd floating rain you'll notice it.
Prepare to see spiders and dirt dobbers on the dock non stop.
None of these are things to worry too much about, just my experience with the additional problems a lake house takes on over a normal house.
On the lake house, as billjamin referenced, the wiring shocked a few swimmers when you kicked on the boat lift. We killed the electricity to the dock after that and never re-wired it. It's on the to-do list. I'm not sure what a proper wiring job looks like on a lake house, but anything under the dock will take a beating over time when the water is up. A dock builder would likely know the best way to wire a dock. Might have them check out the wiring.
When the water is up, and there are waves, the waves provide a constant pounding on the bottom side of the dock decking and will carry your boards off if they're not properly fastened down. There isn't a way to prevent this entirely but as you notice loose boards, don't waste time and screw them down with the longest screw you can get in them.
When you get a flooding year and water comes over the seawall, it will erode the dirt behind it. As this happens, I recommend backfilling with gravel and stay on top of it. Once it starts happening, it happens fast. Dirt erodes from the land side of the seawall and a turbulent lake will knock it down. We've had erosion at our lakehouse but we stay on top of it. The toledo lake house, not so much, and the seawall is sitting on the floor of the lake now and we have all sorts of problems out there.
Is the septic a conventional with lateral lines or is it an aerobic system? Most lakes don't allow conventional anymore but if you have them, they're grandfathered in. So if the system ever fails, just know you may have to foot the bill to convert it to an aerobic system. The other thing that happens is if the lateral lines are down the hill from the house (normally the case) the ground can become too saturated to absorb the septic runoff and it can back into the house. Mostly a non issue, but when you get a good turd floating rain you'll notice it.
Prepare to see spiders and dirt dobbers on the dock non stop.
None of these are things to worry too much about, just my experience with the additional problems a lake house takes on over a normal house.
Posted on 12/3/25 at 1:45 pm to H2O Tiger
i stalked your zillow listing, that looks very nice and a decent price as well especially compared to what it sold for after COVID hysteria. congrats and best of luck with it. if i were you i'd have a good understanding of the scope and cost to modify the boat house before my offer though
Posted on 12/3/25 at 2:34 pm to cgrand
See that house to the left on your arieal view, I'd go talk to them if you can, looks like they are having to replace their bulkhead. If the area of the lake gets a lot of action from boats, specifically wake boats, you could have an issue eventually with your bulkhead.
Posted on 12/3/25 at 3:41 pm to H2O Tiger
quote:
There is a bulkhead on the lot and its in good shape. The next door neighbors don't have one which concerns me as it could erode away at the property and damage the integrity of the bulkhead over time.
Wooden bulkhead? If so try to find out how old it is. The deadman and tiebacks can fail well before the visible bulkhead. Ask me how i know lol
Also make sure there's a turn back at the ends where there's no bulkhead or you can have erosion behind yours.
Posted on 12/3/25 at 6:48 pm to H2O Tiger
septic systems are $$$$$ to replace, my MIL just did hers after only 10 years
This post was edited on 12/3/25 at 6:49 pm
Posted on 12/3/25 at 8:46 pm to billjamin
Although on a bay, my parents had a concrete seawall and the joints eventually failed leading to erosion behind the wall.
They got it repaired but I don't recall the details on what all was done.
They got it repaired but I don't recall the details on what all was done.
Posted on 12/4/25 at 4:41 am to H2O Tiger
See if there is a local governing body or company that sets rules for or has to approve plans for your bulkhead or boat-house.
Relatives lived on Lake Hamilton in Hot Springs, AR, and Entergy had to grant a permit for anything beyond power-washing or minor repairs. It may take some time to get said permit, only certain materials were allowed, and some work could only be done during the winter draw down.
I'd try to meet a neighbor or two and ask them their experiences about such things, as well as how often the power goes out (do you need a generator?), crime/theft issues, trash pickup, level of boat traffic on the lake, issues with short-term renters in the area, etc.
Relatives lived on Lake Hamilton in Hot Springs, AR, and Entergy had to grant a permit for anything beyond power-washing or minor repairs. It may take some time to get said permit, only certain materials were allowed, and some work could only be done during the winter draw down.
I'd try to meet a neighbor or two and ask them their experiences about such things, as well as how often the power goes out (do you need a generator?), crime/theft issues, trash pickup, level of boat traffic on the lake, issues with short-term renters in the area, etc.
Posted on 12/4/25 at 7:05 am to H2O Tiger
About 85% of the homes on my street are lake houses, a few observations.
1.) It becomes a money pit, even if one you welcome. There’s always an addition or maintenance or splurge you find it impossible to resist no matter how you tell yourself you won’t.
2.) Vacation renters will frick it up, disobey lake rules, have late night parties, speed past your neighbors docks and piss everyone off. Think though how to manage that.
1.) It becomes a money pit, even if one you welcome. There’s always an addition or maintenance or splurge you find it impossible to resist no matter how you tell yourself you won’t.
2.) Vacation renters will frick it up, disobey lake rules, have late night parties, speed past your neighbors docks and piss everyone off. Think though how to manage that.
Posted on 12/4/25 at 7:17 am to cgrand
quote:
if i were you i'd have a good understanding of the scope and cost to modify the boat house before my offer though
For a little reference, about 5 years ago, the quote I received before rebuilding ours was $40,000 and that just covered the decking and any substructure work. No boat lift or electrical.
Posted on 12/5/25 at 2:20 pm to H2O Tiger
The only problem I've had is a 'Lake Recreation Fee'. When I first moved here 25 years ago it was $30 a year. It is now $250 a year. They provide zero new services. I called the office to ask when we voted for this. They said it's the vote of the council in charge of lake fees. It's like an HOA on steroids. You might want to check on it.
Posted on 12/5/25 at 10:47 pm to H2O Tiger
First of all, thanks for all of the feedback. A few updates on the property and where we stand with our plans.
WhiskeyThrottle
I spoke with a few different dock builders this week and had one go out today to look at it. Unfortunately, it sounds like for a boat the size of the one we have, the full lift system will have to be ripped out and replaced. The primary builder I spoke to said at roughly 25-30 years old, given what we want to do to it, he would recommend tearing down the boathouse and starting over.
No clue, I put this on my list to ask the realtor.
Shotgun Willie
There's no bulkhead there at all. Definitely cause for concern as the bulkhead on this property doesn't have a turnback.
Twenty 49
There is, Tarrant Regional Water District (TRWD) restricts the boat houses and has to approve designs. The current boathouse is at the maximum square footage for the lakefront property line so I have to work around what is already there.
Also, depending on what I hear back from the dock builder, this property may be out. One of the guys was shocked that I was looking at a place on this part of the lake with a wakeboard boat. Depth seems good enough and the neighbor has a Supra in the lift but he recommended I head under the bridge to a deeper portion of the lake before wakeboarding/surfing.
WhiskeyThrottle
quote:
I'm not sure what a proper wiring job looks like on a lake house, but anything under the dock will take a beating over time when the water is up. A dock builder would likely know the best way to wire a dock. Might have them check out the wiring.
I spoke with a few different dock builders this week and had one go out today to look at it. Unfortunately, it sounds like for a boat the size of the one we have, the full lift system will have to be ripped out and replaced. The primary builder I spoke to said at roughly 25-30 years old, given what we want to do to it, he would recommend tearing down the boathouse and starting over.
quote:
Is the septic a conventional with lateral lines or is it an aerobic system? Most lakes don't allow conventional anymore but if you have them, they're grandfathered in. So if the system ever fails, just know you may have to foot the bill to convert it to an aerobic system.
No clue, I put this on my list to ask the realtor.
Shotgun Willie
quote:
See that house to the left on your arieal view, I'd go talk to them if you can, looks like they are having to replace their bulkhead. If the area of the lake gets a lot of action from boats, specifically wake boats, you could have an issue eventually with your bulkhead.
There's no bulkhead there at all. Definitely cause for concern as the bulkhead on this property doesn't have a turnback.
Twenty 49
quote:
See if there is a local governing body or company that sets rules for or has to approve plans for your bulkhead or boat-house.
There is, Tarrant Regional Water District (TRWD) restricts the boat houses and has to approve designs. The current boathouse is at the maximum square footage for the lakefront property line so I have to work around what is already there.
Also, depending on what I hear back from the dock builder, this property may be out. One of the guys was shocked that I was looking at a place on this part of the lake with a wakeboard boat. Depth seems good enough and the neighbor has a Supra in the lift but he recommended I head under the bridge to a deeper portion of the lake before wakeboarding/surfing.
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