Deb's Lake Conroe Real Estate & Stuff! : I want to buy waterfront land! What do I need to know?

I want to buy waterfront land! What do I need to know?

Our market, next to the water, is still in great demand. Lake Livingston Real Estate and Waterfront land is getting so difficult to find. I am finding that Lake Livingston Properties, as well as many various large waterfront communities are experiencing the very same phenomenon. At this point, it is almost as economical to purchase the land with an existing structure as it is to purchase unimproved land. The land values have multiplied in worth to the consumer to the point of near exorbitance. What does this mean to the landowners' future of equity?

Herein lies the problem. Land value is affected by several outside variables. How deep and boat-able is the water? Which part of the lake is it located on? Is it located in a deed restricted subdivision? Are there city utilities available and what about sewer?

Five years from now, what will my land be worth? Is it worth my investment today?

If there is no sewer and the land is right on the water it must be over 1/2 acre to qualify for an aerobic system. If it is less than 1/2 acre on the water, the Trinity River Authority requires either city sewer or what is called a Drip System. A Drip System consists of hundreds of tiny field lines that run underneath the ground that distribute waste in minute amounts throughout the ground. This system is very Eco Friendly but this type of system is very expensive.


 Up goes your land cost.


What about erosion? There are many parts of the lake that require bulk-heading.  What does bulk-heading require? Depending on the area of your lake and the body of water, bulk-heading may be necessary to preserve your land. In the larger areas of Lake Livingston there are waves the same size as found in the Gulf of Mexico at times. These waves are a threat to your existing shoreline, landscaping and homestead.

 While you are shopping bulk-heading don't forget the boathouse! Your boathouse is the main housing for your boat and the center of your entry to the water. Contact for personalized information on bulkheads and boathouses. David and Gabrielle Thomson will be of service.

 If you are not in a restricted area of the Lake and you want to build for the future you must be careful. If the area is non-restricted and you are the only occupant on that stretch of the lake it may seem great right now. But, be careful. If you build a 3200 square foot retirement paradise (or anything close) and use top of the line products for build-out, you still want to protect your value. If you are setting up on unrestricted land your neighbors may soon set up a manufactured home and a "used parts" business right next to you and no one could stop them. Be careful. This will determine the amount of equity you have for your future.

These are just a few of the intricacies of buying at Lake Livingston and Brooks Prime Propertiesis the company to call for advice. Our specialty is Waterfront Properties and we can help you with all your questions. We will help you find the right property for purchase and minimize the possibilities of problems that may arise. Our helpful staff will give you a personal tour of the area, a list of available properties, comparables and advice you will need to make the "right" decision here on Lake Livingston. We can represent you so the transaction will progress smoothly, efficiently and you will be educated all along the way.

If you are considering the purchase of an existing home on Lake Livingston or you want to know what is available for building (or holding) purposes, do not hesitate to contact us.

We are your Lake Livingston Waterfront Specialists!

So, is waterfront land a good investment? You bet it is. Just do it right. Call us today.




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Comment balloon 5 commentsDeb Brooks • March 27 2008 09:25PM


DEBRA, I have some clients looking for waterfront on Lake Conroe and you are right it is hard to find.  They don't want something in a canal or cove, they want on the main waterway.  I have my automatic notification set up to email me so I can get a jump on it should something come on.  They want an acre also, that is hard to find.
Posted by Marchel Peterson, Spring TX Real Estate E-Pro (Results Realty) about 11 years ago
Marchel, talk them into coming up a little further and show some of our stuff! I have some gorgeous pieces and it's only about another 40 minutes away! I have full and 1/2 acre tracts on open water! Just a thought. Besides, it would be a great opportunity for us to get together!! Later in the rain~Deb
Posted by Deb Brooks (Brooks Prime Properties Wichita Falls Texas) about 11 years ago
I'm thinking FLOOD ZONE, but all at the same time of thinking how much I'd love waterfront land - with a nice bug house and a boat dock!
Posted by Simon Conway (Orlando Area Real Estate Services) about 11 years ago
Hello there Simon! That seems to be a dream that most people have. Luckily for this Realtor! I would never let you get stuck in a flood zone. At least not without the proper insurance! See, that's why you need me. Later in the rain~Deb
Posted by Deb Brooks (Brooks Prime Properties Wichita Falls Texas) about 11 years ago
WOW really good advice! I did not know about the land size and the septic system. I can see i still have a lot to learn from you.
Posted by Robert Arnold, Lake Livingston Real Estate (Brooks Prime Properties) about 11 years ago