The Lake LBJ Real Estate blog
LCRA Required Septic Inspections at time of sale
The LCRA requires that a septic inspection be done on all waterfront homes on Lake LBJ at the time of sale. The buyer of Lake LBJ real estate is required to apply for a “continued use permit” for the septic system and in order to get this permit the system must be inspected by the LCRA.
The LCRA charges $150 for the inspection and requires a drawing of the floor plan of the home, as well as a drawing of the septic systems. Based on the number of bedrooms (not bathrooms) they will determine if the system is adequate as well. Often times digging is necessary and they typically require a water load test on the system which has to be done by a third party. The LCRA is also requiring property owners to upgrade their plumbing fixtures to lower use equipment such as toilets and shower heads.
When listing Lake LBJ real estate for sale it is important to be aware of these septic requirements to eliminate any surprises once the home is under contract. Septic repairs or even a new system altogether can be expensive and you want to know this in advance so you can negotiate accordingly.
Working with a qualified real estate professional is the key to a smooth transaction involving Lake LBJ real estate. For more information on this LCRA requirement or for assistance with you Lake LBJ Real Estate search, contact me at (512) 786-1515.
Marble Falls Lake Fest 2012
Marble Falls Lake Fest 2012 is getting close! This year’s event will be held on August 10th -12th and will make for an action packed weekend for the whole family. Gates will open at 7 am on Friday and boats will begin entering the water from 9 to 4 for their test runs and tune-ups. Friday evening spectators can get up close and personal with the drivers of the boats at Johnson Park.
Saturday morning will start early with gates opening at 7 am with qualifying races running all day long and the Racer’s reunion that evening. Gates will again open on Sunday morning at 7am with opening ceremonies beginning at 11am. There is over $100,000 in prize money which will be awarded to the winners, making this great event! For those of you that own Lake LBJ real estate and will be in town for the weekend be sure to stop by this incredible event on Lake Marble Falls
For tickets and information, visit www.MarbleFallsLakeFest.com. For more information on Lake Fest 2012 or for information on Lake LBJ Real Estate contact me at (512) 786-1515.
New Hospital planned near Lake LBJ
Scott and White Healthcare has plans to accelerate the hospital that it has been planning in Marble Falls, near Lake LBJ. As of April 2012 the plan is to have 44 beds open by 2014 and eventually expand to 80 beds in the facility, which will be located near the corner of Texas 71 and U.S. 281.
This is great news for Lake LBJ real estate values as viable healthcare is a necessary element to any retirement community. Currently there are many retirees that have relocated to the Marble Falls area and have purchased waterfront homes on Lake LBJ but without great healthcare facilities in the general viscinity its hard for this to be sustainable. Many of these Lake LBJ property owners are forced to sell their homes and move closer in to the major cities.
Hopefully this hospital will stay on track and Lake LBJ real estate can continue to prosper. For more information on the new hospital in Marble Falls, Texas or for assistance with Lake LBJ real estate, contact me at your convenience at (512) 786-1515
311 Twilight in Granite Shoals – Reduced to $650,000
311 Twilight is an incredible opportunity to own a fabulous piece of property with great water on Lake LBJ. The property is in the heart of Granite Shoals and has 142 feet of waterfront with a newly constructed steel boat house with two boat slips with electric lifts and a ramp for 2 wave runners. The main house is a 3 bed 2 bath all brick construction with a metal roof and 2014 sq ft. This home has a very open floor plan with kitchen, living and dining connected. There is also a very nice porch that runs the length of the home and large mature trees provide plenty of shade all day long.
This home also has a detached garage that already has a bathroom constructed inside. With very little money, one could turn this into additional living space adding huge value to the property and creating the perfect lakeside living room or bunk room. This home is being offered fully furnished and is a perfect piece of Lake LBJ real estate.
To schedule a private showing of 311 Twilight or for assistance with your Lake LBJ real estate search, contact me at (512) 786-1515.
238 Green Acres in Granite Shoals – $915,000
238 Green Acres is a very special piece of Lake LBJ real estate. Built in 2001 by its current owners, this 4052 sq. ft. waterfront home on Lake LBJ sits on a .65 acre lot with huge Lake LBJ and hill country views. With 142 feet of waterfront in the cove this home is one of the larger, newly built homes in the community and offers great water access. The home is built of stucco and rock and has a composition shingle roof. The first story has a large living room with connected dining room floored with beautiful oak wood. High ceilings throughout and big windows give this Lake LBJ home a bright feeling. The large gourmet, island style kitchen has custom cabinetry and thick granite counter tops. There is also a wonderful breakfast area with Lake LBJ views making it a perfect spot to enjoy breakfast lunch and dinner. The large master suite has separate shower and tub, double vanity, and walk in closet. The huge bedroom area has plenty of room for a sitting area and has access to the back deck. Upstairs contains two large bedrooms, each with their own bathrooms and private balconies as well asa small living area. There is also an abundance of storage in the attic which is easily accessed from the upstairs.
This home has a boat dock with electric lift but more importantly an enclosed additional living space above the boat house which contains a full bathroom and small kitchenette. This type of structure is no longer allowed on the lake and has been grandfathered in. This space could easily be converted into something special adding tremendous value to the property and making it a great piece of Lake LBJ real estate.
If you are in the market for a large waterfront home on Lake LBJ, 238 Green Acres is a great option. The property was originally listed at 1.1 million a few years back and is now aggressively priced at $915,000. To schedule a private viewing or for more information about Real estate on Lake LBJ, call me at (512) 786-1515.
414 S. Shorewood Granite Shoals – $599,500
414 S. Shorewood is an awesome 3 bedroom, 2 bath home with 51 feet of wide open Lake LBJ waterfront. With 2151 spacious sq. ft. its impossible to find a better value in this price range on Lake LBJ. The home has a large living/dining area with floor to ceiling windows allowing for a perfect view of Lake LBJ. The kitchen has been completely renovated with new cabinets and stainless steel appliances. The large spacious bedrooms offer plenty of room for the family and guests.
This home is built of all sides rock and has a metal roof which means quality construction with very little maintenance needed. There is a covered porch which runs the length of the home and over looks the nice yard and water. The home has a full sprinkler system which pumps water directly from the lake which saves the home owner thousands of dollars each year. This home also has a large boat house with an electric lift and a waverunner lift as well. The deck boards of the boat house and fishing pier have all been recently replaced and stained.
414 S. Shorewood has a 2 car carport and an additional lot across the street which conveys in the sale,which contains a 2 car garage providing great storage. It is possible to construct additional living space on this lot however the buyer should verify this and all details mentioned about this home. If you are in the market for Lake LBJ real estate you should strongly consider 414 S. Shorewood. Listed at $599,500 this property offers tremendous value for the waterfront buyer.
To schedule a private showing or for more information on Lake LBJ real estate contact me today at (512) 786-1515. Click here for more pictures and photos : 414 S. Shorewood
What does constant level lake mean?
Lake LBJ is defined as a constant level lake, which means that the water level remains relatively constant at all times of the year. When the Highland Lakes system was created it was established that Lake LBJ would be a constant level lake and thus the reservoirs or lakes before and after Lake LBJ are used to ensure these water levels are maintained. Using a series of dams, the LCRA is able to regulate the amount of water in each lake, ultimately holding Lake LBJ at a constant level.
When purchasing waterfront property it is very important to take this factor into consideration. Most lakes in Texas are not constant level which means that their water levels will fluctuate significantly with the drought conditions. In recent years many of the Texas lakes, such as Lake Travis have taken big hits due to the lack of rain and many waterfront property owners are left without water in front of their homes. Last summer, all public boat ramps on Lake Travis were closed and many parts of the lake were not navigable by water. However, constant level lakes like Lake LBJ remained constant and full of action all summer long.
Another advantage to waterfront real estate on a constant level lake is that it the water is typically accessible simply by walking out on one’s dock. Because water levels fluctuate so much on non-constant level lakes the boat houses and docks are typically floating and homes have to be built much higher than the water level to prevent flooding. This typically means that property owners must walk up and down many stairs to go from the water to their home and vice versa.
When buying Lake LBJ real estate it is important to understand the ins and outs of the lake and how its water levels affect real estate values. For more information on Lake LBJ real estate or for assistance with your Lake LBJ real estate search, call me at (512) 786-1515
Fill Property on Lake LBJ
If you are thinking about buying a house or some property on Lake LBJ, you might need to take into consideration fill property. When the lots were originally platted the land immediately next to the bulkhead or retaining wall actually belonged to the city or LCRA, this swath of land (usually about 12″ wide) is called fill property.
Most properties on Lake LBJ do not have an issue with fill property as the current or previous owners have already purchased it back from the city or the LCRA. However, in some instances the fill property will need to be acquired in order for a mortgage to be placed on the property by a perspective buyer. This is on a property by property basis, so you’ll need to check if it applies to the home or land you are looking at.
When purchasing Lake LBJ real estate it is vital to work with a real estate professional that is knowledgeable about Lake LBJ real estate and who can help you with proper due diligence. Give me a call at (512) 786-1515 for assistance with your Lake LBJ real estate search.
- © Carvajal Group | All rights reserved. All information deemed reliable but not guaranteed.
- Email us or call Eric @ 512-786-1515 | Sitemap
- Lake LBJ Real Estate
- Shavano Park Real Estate
- Lake LBJ Property Management