Frequent asked questions about Florida Lakefront Property.

Ten things you should know before buying Florida Lakefront Property.

 Florida lakes are different
Water level fluctuations
Conservation zones
Water quality issues
Snakes, alligators and bugs
Water skiing, boating and fishing
Boat docks
Investing in lakefront property
Lakefront property inspections
Locating lakefront property

1. Florida lakes are different

Most people have a mental image of a Florida lake that is far different from reality.    Many Florida lakes are shallow, weedy and contain dark or stained water.  Our larger lakes, such as the Harris and Kissimmee Chains, are interconnected and are highways to the ocean that keep Florida from flooding during the rainy season.  The clear water lakes are spring-fed which makes them great for swimming.  Most are not big enough for water skiing unless you enjoy skiing around in circles.  There are some excellent waterskiing lakes in Florida, but lakefront land on these lakes commands a high premium because they are very rare.  In recent years, developers have begun to advertise man made canals and rock pits as lakes and sell waterfront homes for a high profit.
 

2. Water level fluctuations

Florida fresh water levels normally run in 5-year cycles of high and low.  In 2005, we were in a high water cycle.  In 2000 we were in a severe drought.  Some lakes, like the Clermont Chain lost 10 feet of water and it was impossible to find a home with water under a dock.  The Harris Chain only lost a few feet of water and boating was not substantially affected.  Canals are a different issue.   It is important to know the full length depth of a canal before you consider buying a specific canal front home or lot because you might find your boat hanging from your boat house for well over a year during a drought.  You can not obtain this information from your average real estate agent, you must deal with someone who has first hand experience of a canal's depth during a low water period.   
 

 3. What is a conservation zone? 

By law in Florida property owners can own the shoreline, but the public owns the water.  Water quality is a very sensitive issue in Florida and much has been done to improve the water quality of our lakes.  The Government Agency that controls water quality issues in Central Florida is the St. Johns Water Management District. The District has many responsibilities, among them are defining policies pertaining to lake shorelines and docks.  A conservation area is an area of land, usually adjacent to a body of water, which has specific regulations against clearing and/or pruning of trees and undergrowth.  It is important to know what conservation regulations apply to a particular lakefront property or you may find that you may not be able to access or even view the lake from the property you just purchased as lakefront. 
 

4. Water quality issues? 

Water color and quality can vary widely in Florida lakes.  Small spring-fed lakes in Central Florida normally contain the clearest water with visibility commonly exceeding 6 feet.  Many Florida lakes are found in Cypress marshes and are black with the tannin from the trees.  This does not necessarily mean the water is dirty or polluted.  The dark color comes from the cypress trees and can be especially nice for swimming because these lakes tend to have cooler water temperatures in the summer due to low sun penetration.  Algae blooms can also change the water color of a lake to green or brown.  Ongoing studies are being conducted to determine if lake algae is harmful to humans. Information about the water quality of specific Florida lakes can be found from the Lake County Water Resource Atlas. 
 

5. Florida snakes, alligators and bugs? 

Florida lakes and ponds are the residences of a wide variety of aquatic animals and insects. These animals all have a purpose in nature and were living in our lakes long before man ever entered Florida.   If you own lakefront property, you must know that you are living on or very near some wild creature’s home and you need to learn to coexist.  Snakes are present in every Florida freshwater body of water as well as on land.  Most Florida snakes are harmless and no Florida snakes are aggressive, unless disturbed or provoked.  Alligators are a protected species in Florida and were endangered until the last twenty years.  Alligators are generally docile creatures and usually stay away from boats and people. The problem is that people don’t stay away from them.  Feeding, teasing or approaching an alligator is bad business.  There have been no documented cases of water skiers being bitten by an alligator while skiing in Florida.  The best advice is to know they are in the water and leave them alone. The snakes and alligators will appreciate your kindness and avoid you at all costs.

Insects are an everyday part of Florida living. Everyone that has visited Florida has a tale of a giant cockroach.   Mosquitoes breed around water and midges are present in season.  In Central Florida midges, or blind mosquitoes, can be annoying.  Midges are small winged insects that don’t bite. They provide food for fish, reptiles and birds and are essential to the health of the lake. They can appear at any time but are most numerous in April or when the wind is blowing off the lake toward your property. They are harmless but can be alarming for someone who does not know that they do not bite. 

6. Water skiing, boating and fishing 

Florida lakes are publicly owned and regulated by State Water Authorities.   In most cases, access is available to all Florida lakes unless private parties own all the land surrounding the lake and there is no inlet to the lake from any outside public waterway.  For this reason, water skiing, fishing and boating are popular pastimes in Florida. Water skiing can be regulated by boat motor restrictions enacted by water authorities.  It is best to keep water skiing activities to the larger public waterways to avoid causing wake damage or risk being involved with an irate fisherman or shoreline property owner.  Cruising and fishing are also popular water activities in Florida.  For example, the Harris Chain has numerous waterfront restaurants and miles of cruising waters. The Chain is also known for outstanding bass and crappie fishing.  Public ramps are numerous allowing the lakes to be enjoyed by everyone. 
 

7. Boat dock questions and answers 

Because Florida waterways are environmentally sensitive and are owned by the public, the building of a boat dock involves environmental as well as property rights issues. The St. Johns Water Management District issues regulations and applications for boat docks in Lake County.  Applications are granted based on the environmental and public impact.  Do not automatically assume you can build a dock on your lakefront property.  If you wish to build a boat dock on property that does not currently have a dock, you must make sure your application will be approved before purchasing the property.  Make no assumptions about your dock and insist that your Realtor creates a contingency in your sales contract making sure the building of your dock is a viable option.  

In addition to the approval of the dock itself, there are regulations pertaining to the size of the dock you can build and the construction.   The rule of thumb for boat dock size is 10 sq. ft. of dock for every linear foot of waterfront.  In some neighborhoods, there are local restrictions against building a dock that will block the view of the lake from your neighbor’s home.
 

8. Is lakefront property a good investment? 

In order to substantially increase in value, a product or service must be in high demand and in low supply.  Baby boomers are retiring to Florida with unprecedented wealth. They have sold businesses and real estate in other parts of the State or country and are moving to Central Florida in great numbers.  In addition, many younger people are purchasing property knowing that if they don’t buy now they will never be able to afford a lakefront home in the future.  Florida lakefront and waterfront property is rare and in high demand.  Over the past five years, Central Florida lakefront property has appreciated at over 30% a year and in some case is doubling and tripling in a very short time.   How long this rapid appreciation will continue is anyone's guess, but living on or near water remains one of the strongest reasons people give for moving to Florida.  As long as people continue to want to live on the water, Florida waterfront property will continue to increase in value.
 

9. What tests do I need make before purchasing lakefront property? 

There are some very important determinations you need to make before purchasing a particular lakefront property.  The ability to have a boat dock as discussed above is one of them.  Another is determining the elevation and location of the flood zone, which involves a survey.  You also need to know if the location where you wish to build your home on the lot is permitted or advisable.  Penetration tests are performed to ascertain the stability of the soil under your home and percolation tests are performed to determine drainage rates.   Your Realtor needs to allow time for these tests to be performed and contingencies need to be placed in your contract to allow you to break the contract or renegotiate without penalty if you find a problem.

10. How do you locate lakefront property? 

Finding the right lakefront property sometimes involves much more than looking through real estate listings.  Lakefront property owners know that their property is valuable and many of the more desirable properties are not listed and are sold by individuals without being offered to the general public.  For this reason, it is important to choose an agent with local knowledge and personal contacts with lakefront property owners.  Ask your Realtor if he or she knows of any lakefront properties that are not listed.   Some Realtors will canvas a lake looking for sellers and solicit a sale on your behalf.   This is a paid service, which is usually credited if a sale is made.

We invite you to tour this website in detail, especially taking the time to browse and view our property database.  If you would like more information about Lake County real estate, please contact us.

Call Toll Free:  800 260-2829