9 Questions to Ask Before Buying Near Lake Lavon or Lake Ray Hubbard
What should you ask before buying a home near Lake Lavon or Lake Ray Hubbard? Find out where your property ends, what you're allowed to build, how the septic system is designed and what happens to your view and your insurance when the lake rises or falls.
The lake looks full today. In three years, the water could be 100 feet from your back fence. The reverse happens too: a wet spring can push a lake up quickly and suddenly the insurance conversation matters a lot more than the sunset.
Lake homes in Rowlett, Rockwall, Garland, Lavon and Wylie come with rules and risks that a typical suburban lot doesn't. None of them are reasons to avoid lake living. They're reasons to ask better questions before you sign.
1. Where does my property actually end?
On both lakes, the answer may not be the water's edge.
- Lake Ray Hubbard: The land between the take line (usually your rear lot line) and the lake is the take area. The City of Dallas owns it. In Rowlett, it's leased to the city and subleased to adjacent owners, with a $600 initial fee and $350 annual renewal.
- Lake Lavon: The U.S. Army Corps of Engineers holds a flowage easement on some privately owned land, meaning the government has the permanent right to flood it up to an elevation of 509 feet. That line may not show up on a deed or plat, and land inside it has use restrictions.
2. Can I build a dock, boathouse or fence?
On Lake Ray Hubbard, you'll need the take-area sublease first, then permits, including a City of Dallas dock permit for anything touching the water. On Lake Lavon, ask the Corps of Engineers Lavon Lake office what's allowed before you assume anything. Never rely on an existing dock as proof that one is permitted.
3. What happens when the lake drops?
Lake levels in North Texas rise and fall with rain and drought. The Corps tries to keep Lake Lavon at its normal pool of 492 feet, but drought can pull the shoreline far back. Ask yourself whether you'd still love the house with a long walk to the water.
4. What happens when the lake rises fast?
High water is the other side of the same coin. Know the home's elevation relative to the flood pool and flowage easement and get a flood zone determination. For more, read Flood Zones, Lake Lavon, and Lake Ray Hubbard: When You Actually Need Flood Insurance.
5. What will insurance really cost?
Get homeowners and flood insurance quotes during your option period, not after. Lake homes can price very differently from a similar house a mile inland.
6. Is the home on septic, or will it need one?
Many lake properties, especially around Lake Lavon, aren't on city sewer. Septic systems near water have specific design and construction requirements. In Texas, a permit and approved plan are required to build, alter or repair one, starting with a site evaluation. If you plan to build or expand, find out early what the lot will allow.
7. Does the city have lake edge zoning?
Some lake cities, including Garland and Heath, have lake edge zoning districts with their own development standards. Check with the city before you plan a pool, addition or outdoor kitchen.
8. Is the shoreline eroding?
Walk the back of the property. Look for undercut banks, exposed roots and failing retaining walls. Ask the seller about any shoreline repair history.
9. How close are public access points?
Boat ramps, parks and marinas are great to have nearby and can be busy on summer weekends. Visit on a Saturday afternoon before you buy.
The takeaway
Lake living in Northeast DFW is something special. It also comes with property lines you can't see, permits you didn't know about and water levels nobody controls. Ask these nine questions during your option period and you'll buy with clear eyes.
FAQ
Who owns the land behind lakefront homes on Lake Ray Hubbard? The City of Dallas owns the take area between most lakefront lots and the water. In Rowlett, owners can sublease it through the city, which is required before permits for docks or other improvements.
What is a flowage easement on Lake Lavon? It's privately owned land where the U.S. Army Corps of Engineers has the permanent right to flood up to elevation 509 feet. The land has use restrictions, and the line may not appear on a deed or plat.
Do lake homes near Lake Lavon use septic systems? Many do. Texas requires a permit and approved plan to build, alter or repair a septic system, so ask for records and an inspection.
If you found this useful, read these next
- What Lake Living Really Looks Like In Rowlett: the day-to-day side of owning near Lake Ray Hubbard.
- The Texas Option Period: What It Is, What It Costs and Why You Should Never Waive It: the window you'll use to get every answer on this list.
Thinking about a lake home?
Jeanie Marten Real Estate helps buyers around Lake Ray Hubbard and Lake Lavon sort out take lines, easements, septic and insurance before they commit. Call or text 972-414-0719 or email [email protected] to plan your lake home search.
Sources: City of Rowlett, Lake Ray Hubbard Take Area · USACE Lavon Lake, Real Estate and Adjacent Landowners · USACE Lavon Lake FAQ · TCEQ, Getting a Permit for an OSSF
